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HomeMy WebLinkAboutZ-7872 Staff AnalysisO.: Z-7872 NAME: HWY 10 Arvest Bank Short -form POD LOCATION: Located on the Northeast corner of Cantrell Road and Highland Drive DEVELOPER: Arvest Bank 500 Broadway Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.62 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential M Branch Bank Facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The applicant is proposing the rezoning of this site from R-2, Single-family to POD to allow the construction of a retail bank branch. The applicant is also requesting the abandonment of Arnold Street, Conner Street and the alleys contiguous with the development. The applicant has indicated by allowing the rezoning of the property and simultaneous abandonment of the streets and alleys, the City will facilitate the enhanced use and planned development of the land and surrounding properties. The applicant has indicated Arnold Street and Conner Street are undeveloped with no plans for street construction. The alleys were originally platted when the property was platted for residential development in December 1911, before any plan for residential development implementation and prior to any of the commercial development or highway construction in the FILE NO.: Z-7872 area. The applicant has indicated since the Highway 10 Design Overlay District significantly impacts the usable area of any site along Highway 10 by imposing a 40 foot no -build landscape buffer and a 100 -foot building setback, the abandonment is required for a quality development. The applicant has indicated the site has access from Highland Drive and a proposed driveway cut along Cantrell Road adjacent to the Pankey Community Center. The applicant has indicated a shared driveway will be constructed to allow access to the site along with the Pankey Community Center to reduced the number of curb -cuts along Cantrell Road. The applicant has indicated the initial construction will contain 5,000 square feet of space with forty-two parking spaces. The applicant has indicated an expansion space to allow two 1,500 square foot additions for future growth. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty -foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. B. EXISTING CONDITIONS: The site is a wooded site located on the northeast corner of Cantrell Road and Highland Drive. The area contains a mixture of residential and non-residential uses. To the east of the site is the Pankey Community Center, to the west of the site is a branch bank facility, to the north of the site is vacant property and south of the site area Single-family homes. Other uses in the area include the Highland Point Apartments currently under construction and office buildings under construction along Highland Drive. C. NEIGHBORHOOD COMMENTS: As of this writing staff, has received several informational phone calls from area residents. The Walton Height/Candlewood Neighborhood Association, the Pankey Community Improvement District, the Piedmont Neighborhood Association, along with all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Worts Conditions: 1. Right-of-way dedications shown on the plan meet Master Street Plan requirements. 4 FILE NO.: Z-7872 (C 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. Provide 150 foot long right turn lane to Townsend / Highland Drive. Match curb radius to the west, and taper to match proposed driveway apron to the east. 3. 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). 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Storm water detention ordinance applies to this property. 6. 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. 7. Driveway locations are acceptable, however the island should be removed from the Cantrell Road entrance. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Right-of-way for Arnold Road must be retained as an easement for existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : 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 metered 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. 3 E NO.: Z-7872 (Cont. 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 Office for this property. The applicant has applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) for construction of a branch bank. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five -lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Highland Drive is shown as a Local Commercial Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. A Local Commercial Street is built to Collector Street Standards. Office uses in this area may generate traffic so access to the site from Cantrell Road should be limited. Entrances and exits should utilize the Local Street Highland Drive. Cantrell Road and Highland Drive may require dedication of right-of-way and may require street improvements. 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 in an office development. Landscape: The plan submitted does not provide for the minimum 25 -foot wide average landscape buffers required along the sites northern and eastern perimeters. If utility easements are to be located within the eastern buffer, then that portion to be used for utility easements will be required to be subtracted from the landscape buffer width. A portion of the width of the proposed landscape buffer along Cantrell Road is less than the 40 -foot minimum allowed. These are requirements of the Highway 10 Design Overlay District. The proposed eastern perimeter landscape strip does not allow for the minimum 6 -foot 9 -inch width required by the Landscape Ordinance. A variance from this standard will require City Beautiful Commission approval. FILE NO.: Z-7872 (Cont. G. I 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 eastern perimeter. An irrigation system to water landscaped areas will be required. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the request included a rezoning request to planned office development and the abandonment of public right of ways. Staff stated there were a few outstanding issues which needed to be resolved prior to moving forward. Staff stated the indicated site plan did not include all building setbacks. Staff requested the applicant provide the setbacks to ensure compliance with the Highway 10 Design Overlay District standards. Staff also requested the applicant provide a note concerning the proposed dumpster screening. Staff indicated the proposed driveway encroached into the 40 -foot landscape buffer adjacent to Cantrell Road. Staff also requested the applicant provide in the general notes section of the site plan the total building square footage and the total expansion areas proposed. Public Works comments were addressed. Staff stated the indicated right of way was sufficient to meet the Master Street Plan requirement. Staff stated sidewalks would be required along Cantrell Road and Highland Drive. Staff stated street improvements would be required along Cantrell Road to include a 105 -foot right turn lane into Highland Drive. Staff stated the Storm Water Detention Ordinance would apply to the proposed development and stated a grading permit would be required prior to the start of construction. Landscaping comments were addressed. Staff stated the eastern and northern landscaping strips did not appear to meet the minimum ordinance requirement. Staff stated the eastern buffer would require a strip which averaged 25 -feet in width, independent of easements. Staff stated the minimum landscape strip along the north would need to be nine feet with a 25 -foot average width. Staff noted screening would be required along the eastern perimeter of the site. Staff noted comments from the various other reporting departments and agencies suggesting the applicant 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. 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 all the proposed building setbacks along with a note concerning the �1 FILE NO.: Z-7872 proposed dumpster screening. The applicant has also removed the row of parking within the proposed right of way abandonment to allow for a 20 -foot landscape strip along the eastern property line. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty -foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. The applicant has applied for a planned development as required by the Highway 10 Design Overlay District to elevate this concern. The Highway 10 Design Overlay District typically requires a forty foot landscape strip adjacent to Cantrell Road. The applicant has indicated an area the front drive encroaches into the landscape strip. The applicant has indicated to obtain the turning radius needed for the drive the encroachment is necessary. Staff is supportive of the proposed encroachment. In staff's opinion the area to the east, which is greater than the forty feet required, allows for additional landscaping which will off -set the encroachment. The applicant has also indicated a thirty foot rear yard building setback and a ten foot landscape strip. The Highway 10 Design Overlay District typically requires the placement of a forty foot building setback along the rear yard area and a landscape strip averaging 25 -feet independent of easements. The entirety of the landscape strip will be contained within a utility easement. The property to the north is zoned for office use and will likely develop as such. As indicated by the applicant the site is relatively small and with the placement of the front yard landscape area and the required one hundred foot building setback based on the current design the required landscaping would be difficult to obtain. In staff's opinion the reduced landscaping in this area will not adversely impact the adjoining properties. Staff is supportive of the applicant's request. Staff feels the development of the site with a branch bank facility is an appropriate use. The request is consistent with the City's Future Land Use Plan. The site is shown with an Office designation. Although, the site plan does not fully comply with the Highway 10 Design Overlay District, in staff's opinion the applicant has tried to meet the intent of the overlay on this relatively small site. 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. 9 FILE NO.: Z-7872 (Cont. Staff recommends approval of the proposed right of way abandonment. The proposed right of way abandonment will not be forwarded to the Board of Directors until all necessary documentation has been filed with staff. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the proposed right of way abandonment. Staff stated the proposed right of way abandonment would not be forwarded to the Board of Directors until all necessary documentation had been filed with staff. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 : Z-7872 NAME: HWY 10 Arvest Bank Short -form POD LOCATION: Located on the Northeast corner of Cantrell Road and Highland Drive DEVELOPER: Arvest Bank 500 Broadway Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.62 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential -•C Branch Bank Facility VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The applicant is proposing the rezoning of this site from R-2, Single-family to POD to allow the construction of a retail bank branch. The applicant is also requesting the abandonment of Arnold Street, Conner Street and the alleys contiguous with the development. The applicant has indicated by allowing the rezoning of the property and simultaneous abandonment of the streets and alleys, the City will facilitate the enhanced use and planned development of the land and surrounding properties. The applicant has indicated Arnold Street and Conner Street are undeveloped with no plans for street construction. The alleys were originally platted when the property was platted for residential development in December 1911, before any plan for residential development implementation and prior to any of the commercial development or highway construction in the FILE NO.: Z-7872 area. The applicant has indicated since the Highway 10 Design Overlay District significantly impacts the usable area of any site along Highway 10 by imposing a 40 foot no -build landscape buffer and a 100 -foot building setback, the abandonment is required for a quality development. The applicant has indicated the site has access from Highland Drive and a proposed driveway cut along Cantrell Road adjacent to the Pankey Community Center. The applicant has indicated a shared driveway will be constructed to allow access to the site along with the Pankey Community Center to reduced the number of curb -cuts along Cantrell Road. The applicant has indicated the initial construction will contain 5,000 square feet of space with forty-two parking spaces. The applicant has indicated an expansion space to allow two 1,500 square foot additions for future growth. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty -foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. B. EXISTING CONDITIONS: The site is a wooded site located on the northeast corner of Cantrell Road and Highland Drive. The area contains a mixture of residential and non-residential uses. To the east of the site is the Pankey Community Center, to the west of the site is a branch bank facility, to the north of the site is vacant property and south of the site area Single-family homes. Other uses in the area include the Highland Point Apartments currently under construction and office buildings under construction along Highland Drive. C. NEIGHBORHOOD COMMENTS: As of this writing staff, has received several informational phone calls from area residents. The Walton Height/Candlewood Neighborhood Association, the Pankey Community Improvement District, the Piedmont Neighborhood Association, along with all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: Right-of-way dedications shown on the plan meet Master Street Plan requirements. 2 FILE NO.: Z-7872 (Cont. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. Provide 150 foot long right turn lane to Townsend / Highland Drive. Match curb radius to the west, and taper to match proposed driveway apron to the east. 3. 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). 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Storm water detention ordinance applies to this property. 6. 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. 7. Driveway locations are acceptable, however the island should be removed from the Cantrell Road entrance. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Right-of-way for Arnold Road must be retained as an easement for existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : 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 metered 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. 3 FILE NO.: Z-7872 Cont. 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 Office for this property. The applicant has applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) for construction of a branch bank. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five -lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Highland Drive is shown as a Local Commercial Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. A Local Commercial Street is built to Collector Street Standards. Office uses in this area may generate traffic so access to the site from Cantrell Road should be limited. Entrances and exits should utilize the Local Street Highland Drive. Cantrell Road and Highland Drive may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Cily 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 in an office development. Landscape: The plan submitted does not provide for the minimum 25 -foot wide average landscape buffers required along the sites northern and eastern perimeters. If utility easements are to be located within the eastern buffer, then that portion to be used for utility easements will be required to be subtracted from the landscape buffer width. A portion of the width of the proposed landscape buffer along Cantrell Road is less than the 40 -foot minimum allowed. These are requirements of the Highway 10 Design Overlay District. The proposed eastern perimeter landscape strip does not allow for the minimum 6 -foot 9 -inch width required by the Landscape Ordinance. A variance from this standard will require City Beautiful Commission approval. 4 FILE NO.: Z-7872 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 eastern perimeter. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the request included a rezoning request to planned office development and the abandonment of public right of ways. Staff stated there were a few outstanding issues which needed to be resolved prior to moving forward. Staff stated the indicated site plan did not include all building setbacks. Staff requested the applicant provide the setbacks to ensure compliance with the Highway 10 Design Overlay District standards. Staff also requested the applicant provide a note concerning the proposed dumpster screening. Staff indicated the proposed driveway encroached into the 40 -foot landscape buffer adjacent to Cantrell Road. Staff also requested the applicant provide in the general notes section of the site plan the total building square footage and the total expansion areas proposed. Public Works comments were addressed. Staff stated the indicated right of way was sufficient to meet the Master Street Plan requirement. Staff stated sidewalks would be required along Cantrell Road and Highland Drive. Staff stated street improvements would be required along Cantrell Road to include a 105 -foot right turn lane into Highland Drive. Staff stated the Storm Water Detention Ordinance would apply to the proposed development and stated a grading permit would be required prior to the start of construction. Landscaping comments were addressed. Staff stated the eastern and northern landscaping strips did not appear to meet the minimum ordinance requirement. Staff stated the eastern buffer would require a strip which averaged 25 -feet in width, independent of easements. Staff stated the minimum landscape strip along the north would need to be nine feet with a 25 -foot average width. Staff noted screening would be required along the eastern perimeter of the site. Staff noted comments from the various other reporting departments and agencies suggesting the applicant 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 all the proposed building setbacks along with a note concerning the 5 FILE NO.: Z-7872 (C proposed dumpster screening. The applicant has also removed the row of parking within the proposed right of way abandonment to allow for a 20 -foot landscape strip along the eastern property line. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty -foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. The applicant has applied for a planned development as required by the Highway 10 Design Overlay District to elevate this concern. The Highway 10 Design Overlay District typically requires a forty foot landscape strip adjacent to Cantrell Road. The applicant has indicated an area the front drive encroaches into the landscape strip. The applicant has indicated to obtain the turning radius needed for the drive the encroachment is necessary. Staff is supportive of the proposed encroachment. In staff's opinion the area to the east, which is greater than the forty feet required, allows for additional landscaping which will off -set the encroachment. The applicant has also indicated a thirty foot rear yard building setback and a ten foot landscape strip. The Highway 10 Design Overlay District typically requires the placement of a forty foot building setback along the rear yard area and a landscape strip averaging 25 -feet independent of easements. The entirety of the landscape strip will be contained within a utility easement. The property to the north is zoned for office use and will likely develop as such. As indicated by the applicant the site is relatively small and with the placement of the front yard landscape area and the required one hundred foot building setback based on the current design the required landscaping would be difficult to obtain. In staffs opinion the reduced landscaping in this area will not adversely impact the adjoining properties. Staff is supportive of the applicant's request. Staff feels the development of the site with a branch bank facility is an appropriate use. The request is consistent with the City's Future Land Use Plan. The site is shown with an Office designation. Although, the site plan does not fully comply with the Highway 10 Design Overlay District, in staff's opinion the applicant has tried to meet the intent of the overlay on this relatively small site. 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. FILE NO.: Z-7872 Cont. Staff recommends approval of the proposed right of way abandonment. The proposed right of way abandonment will not be forwarded to the Board of Directors until all necessary documentation has been filed with staff. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the proposed right of way abandonment. Staff stated the proposed right of way abandonment would not be forwarded to the Board of Directors until all necessary documentation had been filed with staff. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 July 7, 2005 NO.: Z-7872 NAME: HWY 10 Arvest Bank Short -form POD LOCATION: Located on the Northeast corner of Cantrell Road and Highland Drive DEVELOPER: Arvest Bank 500 Broadway Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.62 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential -m Branch Bank Facility VARIAN CESIVVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The applicant is proposing the rezoning of this site from R-2, Single-family to POD to allow the construction of a retail bank branch. The applicant is also requesting the abandonment of Arnold Street, Conner Street and the alleys contiguous with the development. The applicant has indicated by allowing the rezoning of the property and simultaneous abandonment of the streets and alleys, the City will facilitate the enhanced use and planned development of the land and surrounding properties. The applicant has indicated Arnold Street and Conner Street are undeveloped with no plans for street construction. The alleys were originally platted when the property was platted for residential development in December 1911, before any plan for residential development implementation and prior to any of the commercial development or highway construction in the July 7, 2005 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z-7872 area. The applicant has indicated since the Highway 10 Design Overlay District significantly impacts the usable area of any site along Highway 10 by imposing a 40 foot no -build landscape buffer and a 100 -foot building setback, the abandonment is required for a quality development. The applicant has indicated the site has access from Highland Drive and a proposed driveway cut along Cantrell Road adjacent to the Pankey Community Center. The applicant has indicated a shared driveway will be constructed to allow access to the site along with the Pankey Community Center to reduced the number of curb -cuts along Cantrell Road. The applicant has indicated the initial construction will contain 5,000 square feet of space with forty-two parking spaces. The applicant has indicated an expansion space to allow two 1,500 square foot additions for future growth. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty -foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. B. EXISTING CONDITIONS: The site is a wooded site located on the northeast corner of Cantrell Road and Highland Drive. The area contains a mixture of residential and non-residential uses. To the east of the site is the Pankey Community Center, to the west of the site is a branch bank facility, to the north of the site is vacant property and south of the site area Single-family homes. Other uses in the area include the Highland Point Apartments currently under construction and office buildings under construction along Highland Drive. C. NEIGHBORHOOD COMMENTS: As of this writing staff, has received several informational phone calls from area residents. The Walton Height/Candlewood Neighborhood Association, the Pankey Community Improvement District, the Piedmont Neighborhood Association, along with all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Right-of-way dedications shown on the plan meet Master Street Plan requirements. 2 July 7, 2005 SUBDIVISION ITEM NO.: 25 FILE NO.: Z-7872 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. Provide 150 foot long right turn lane to Townsend / Highland Drive. Match curb radius to the west, and taper to match proposed driveway apron to the east. 3. 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). 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Storm water detention ordinance applies to this property. 6. 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. 7. Driveway locations are acceptable, however the island should be removed from the Cantrell Road entrance. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Right-of-way for Arnold Road must be retained as an easement for existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. 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 metered 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. K3 July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-7872 Coun Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAUDESIGN: Plannin_,_, Dom: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) for construction of a branch bank. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five -lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Highland Drive is shown as a Local Commercial Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. A Local Commercial Street is built to Collector Street Standards. Office uses in this area may generate traffic so access to the site from Cantrell Road should be limited. Entrances and exits should utilize the Local Street Highland Drive. Cantrell Road and Highland Drive may require dedication of right-of-way and may require street improvements. Bicycle Pian: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Nei hborhood 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 in an office development. Landscape: The plan submitted does not provide for the minimum 25 -foot wide average landscape buffers required along the sites northern and eastern perimeters. If utility easements are to be located within the eastern buffer, then that portion to be used for utility easements will be required to be subtracted from the landscape buffer width. A portion of the width of the proposed landscape buffer along Cantrell Road is less than the 40 -foot minimum allowed. These are requirements of the Highway 10 Design Overlay District. 4 July 7, 2005 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z-7872 The proposed eastern perimeter landscape strip does not allow for the minimum 6 -foot 9 -inch width required by the Landscape Ordinance. A variance from this standard will require City Beautiful Commission approval. 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 eastern perimeter. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the request included a rezoning request to planned office development and the abandonment of public right of ways. Staff stated there were a few outstanding issues which needed to be resolved prior to moving forward. Staff stated the indicated site plan did not include all building setbacks. Staff requested the applicant provide the setbacks to ensure compliance with the Highway 10 Design Overlay District standards. Staff also requested the applicant provide a note concerning the proposed dumpster screening. Staff indicated the proposed driveway encroached into the 40 -foot landscape buffer adjacent to Cantrell Road. Staff also requested the applicant provide in the general notes section of the site plan the total building square footage and the total expansion areas proposed. Public Works comments were addressed. Staff stated the indicated right of way was sufficient to meet the Master Street Plan requirement. Staff stated sidewalks would be required along Cantrell Road and Highland Drive. Staff stated street improvements would be required along Cantrell Road to include a 105 -foot right turn lane into Highland Drive. Staff stated the Storm Water Detention Ordinance would apply to the proposed development and stated a grading permit would be required prior to the start of construction. Landscaping comments were addressed. Staff stated the eastern and northern landscaping strips did not appear to meet the minimum ordinance requirement. Staff stated the eastern buffer would require a strip which averaged 25 -feet in width, independent of easements. Staff stated the minimum landscape strip along the north would need to be nine feet with a 25 -foot average width. Staff noted screening would be required along the eastern perimeter of the site. Staff noted comments from the various other reporting departments and agencies suggesting the applicant 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. 5 July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont. FILE NO.: Z-7872 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 all the proposed building setbacks along with a note concerning the proposed dumpster screening. The applicant has also removed the row of parking within the proposed right of way abandonment to allow for a 20 -foot landscape strip along the eastern property line. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty -foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. The applicant has applied for a planned development as required by the Highway 10 Design Overlay District to elevate this concern. The Highway 10 Design Overlay District typically requires a forty foot landscape strip adjacent to Cantrell Road. The applicant has indicated an area the front drive encroaches into the landscape strip. The applicant has indicated to obtain the turning radius needed for the drive the encroachment is necessary. Staff is supportive of the proposed encroachment. In staffs opinion the area to the east, which is greater than the forty feet required, allows for additional landscaping which will off -set the encroachment. The applicant has also indicated a thirty foot rear yard building setback and a ten foot landscape strip. The Highway 10 Design Overlay District typically requires the placement of a forty foot building setback along the rear yard area and a landscape strip averaging 25 -feet independent of easements. The entirety of the landscape strip will be contained within a utility easement. The property to the north is zoned for office use and will likely develop as such. As indicated by the applicant the site is relatively small and with the placement of the front yard landscape area and the required one hundred foot building setback based on the current design the required landscaping would be difficult to obtain. In staff's opinion the reduced landscaping in this area will not adversely impact the adjoining properties. Staff is supportive of the applicant's request. Staff feels the development of the site with a branch bank facility is an appropriate use. The request is consistent with the City's Future Land Use Plan. The site is shown with an Office designation. Although, the site plan does not fully comply with the Highway 10 Design Overlay District, in staff's opinion the applicant has tried to meet the intent of the overlay on this relatively small site. July 7, 2005 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z-7872 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 approval of the proposed right of way abandonment. The proposed right of way abandonment will not be forwarded to the Board of Directors until all necessary documentation has been filed with staff. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the proposed right of way abandonment. Staff stated the proposed right of way abandonment would not be forwarded to the Board of Directors until all necessary documentation had been filed with staff. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 �too ITEM NO.: 25 FILE NO.: Z-7872 NAME: HWY 10 Arvest Bank Short -form POD LOCATION: located on the Northeast corner of Cantrell Road and Highland Drive Planning Staff Comments: l " A} 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 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. 3. 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. 4. Highway 10 does not allow a pole sign. The ordinance typically allows a single development sign not to exceed six feet in height and seventy-two square feet in area. 5. Remove the parking spaces along the eastern perimeter within the proposed abandoned right-of-way. The ordinance typically requires the placement of a minimum landscape strip in this area. The abandonment will only allow the proposed development one-half of the abandoned street right-of-way. 6. Provide certification from the adjoining property owner of their participation in the abandonment. 7. The site plan indicates paving within the 40 -foot landscape buffer. The Highway 10 Design Overlay District typically does not allow placement of paving or parking within the front landscape area. 8. Provide details of the indicated hatched areas located along the front. 9. Provide a note concerning the dumpster screening. 10. Provide a note concerning the total building square footage and the proposed expansion area. 11. Provide a scale of the proposed site plan. 12. Provide the anticipated days and hours of operation for the proposed bank facility. 13.Are there any alternative uses being requested for the proposed site? VarianceMaivers: None requested. Public Works Conditions: 1. Right-of-way dedications shown on the plan meet Master Street Plan requirements. 2. With site development, provide 'design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. Provide 150 foot long right turn lane to Townsend / Highland Drive. Match curb radius to the west, and taper to match proposed driveway apron to the east. 3. 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). 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Storm water detention ordinance applies to this property. 6. 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. 7. Driveway locations are acceptable, however the island should be removed from the Cantrell Road entrance. The width of driveway must not exceed 36 feet. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Right-of-way for Arnold Road must be retained as an easement for existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. 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 metered 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. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a zoning change from R-2 (Single Family District)"to POD (Planned Office Development) for construction of a branch bank. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five -lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Highland Drive is shown as a Local Commercial Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. A Local Commercial Street is built to Collector Street Standards. Office uses in this area may generate traffic so access to the site from Cantrell Road should be limited. Entrances and exits should utilize the Local Street Highland Drive. Cantrell Road and Highland Drive may require dedication of right-of-way and may require street improvements. 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 in an office development. Landscape: The plan submitted does not provide for the minimum 25 -foot wide average landscape buffers required along the sites northern and eastern perimeters. If utility easements are to be located within the eastern buffer, then that portion to be used for utility easements will be required to be subtracted from the landscape buffer width. A portion of the width of the proposed landscape buffer along Cantrell Road is less than the 40 -foot minimum allowed. These are requirements of the Highway 10 Design Overlay District. The proposed eastern perimeter landscape strip does not allow for the minimum 6 -foot 9 -inch width required by the Landscape Ordinance. A variance from this standard will require City Beautiful Commission approval. 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 eastern perimeter. An irrigation system to water landscaped areas will be required. Revised plaVplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 22, 2005.