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HomeMy WebLinkAboutZ-8042-A Staff AnalysisFILE NO.: Z -8042-A NAME: Lot 10 Northwest Territory Short -form PCD LOCATION: Located on the Northeast corner of Cantrell Road and Chenal Parkway DEVELOPER: Eugene Pfeifer III 16623 Cantrell Road, Suite 2A Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.6 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 C-3, General Commercial District General Commercial uses PCD FT. NEW STREET: 0 LF C-3, General Commercial District uses VARIAN CESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT - The applicant is proposing the rezoning of this site from C-3, General Commercial District to PCD to allow the development of the site inconsistent with the Highway 10 Design Overlay District. The site plan submitted has reduced the eastern landscape strip from the typically required 25 -feet to 9 -feet. The property adjacent is an Entergy Substation which as existed for a number of years. With the construction of Chenal Parkway in 1990 and approval of the overlay district, this property has gotten "squeezed" in width to the point it has become difficult to develop while maintaining the Highway 10 Design Overlay District requirements. Several users have studied the property over the past years and discovered that the FILE NO.: Z -8042-A (Cont. width hinders the development due to the 25 -foot landscape strip required along the eastern perimeter. Mr. Pfeifer has owned the property since the early 1970's. The applicant has indicated if Mr. Pfeifer understood the effects of the Overlay District along with the later requirements of driveway spacing, he would have insisted that the presently constructed intersection of Chenal Parkway and Cantrell Road be moved further to the west when he was approached about the alignment of Chenal Parkway. The request also includes a deferral of the construction of Chenal Parkway (approximately 4150 feet of boundary street improvements) and Highway 10 (approximately 1700 feet of boundary street improvements) required by the Master Street Plan for five (5) years, until a future phase of development or until adjacent property is developed whichever occurs first for the Northwest Territory Addition located near the intersection of Chenal Parkway and Highway 10 B. EXISTING CONDITIONS: The properties are principally commercial in use and zoning. The PCD zoned property to the west contains a convenience store with a single bay car wash. A mini warehouse development is adjacent to the north. A Walmart Store is located to the south. The site is adjacent to R-2 zoned property to the east but that property is occupied by a utility substation, not a residence. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200 feet of the proposed site along with the Duquesne Place, Aberdeen, Property Owners Associations and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Valley and Cantrell Road including 5 -foot sidewalks with the planned development. A right turn lane should be installed on Cantrell Road. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. FA FILE NO.: Z -8042-A (Cont. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Is applicant requesting a deferral of street improvements in the subdivision? 9. The location of the driveway was previously approved by Traffic Engineering and AHTD. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Waterline easement (Inst No. 98-052114) should be shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) may 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). Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department 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 Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Short form PCD. W FILE NO.: Z -8042-A (Cont. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road and Chenal Parkway are shown as Principal Arterials with reduced standards. 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 for entrances and exits to the site. Bicycle Plan: A Class II is shown along Cantrell Road and a Class III is shown along Chenal Parkway. A Class II bikeway is located on the street as either a 5 -foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This site plan must also comply with the Highway 10 Overlay District Requirements. 3. The Hwy. 10 overlay district requires a twenty-five foot (25') wide landscape strip around the northern, eastern, and western perimeters of the site. Currently, this proposal does not meet this minimal ordinance requirement. 4. The landscape ordinance requires a nine foot (9') wide landscape strip along the western perimeter of the site. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. 5. Zero building landscaping is shown. A variance from this requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 6. Berming along Scenic Hwy. 10 is encouraged. M FILE NO.: Z -8042-A (Cont.) 7. The zoning buffer ordinance requires a thirteen (13') foot wide undisturbed land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. Currently, this proposal does not meet this minimal ordinance requirement. 8. The property to the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 9. The Highway 10 Overlay District requires forty foot of landscape area along Scenic Highway 10; currently, parking is being proposed in this area. One parking space needs to be eliminated along this area. 10. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 11. An automatic irrigation system to water landscaped areas will be required. 12. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 13. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Joe White of White Daters and Associates was present representing the applicant. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff stated the site plan as indicated did not comply with the typical minimum requirements of the Highway 10 Overlay District. Staff stated the eastern landscape strip and the landscape strip along Chenal Parkway were inadequate. Staff also requested the applicant provide a note indicating the dumpster screening. Staff questioned if the hours of dumpster service would be limited to daylight hours. Staff also requested details of any proposed signage including location, total height and total area. Public Works comments were addressed. Staff stated street improvement plans would be required prior to the start of construction. Staff also stated the driveway located on Cantrell Road was proposed in the location previously approved by Traffic Engineering and AHTD. Landscaping comments were addressed. Staff stated screening would be required along the eastern perimeter. Staff stated the plan as submitted did not include building landscaping. Staff also stated interior parking lot islands must be 7'/2 feet in width and 150 square feet in area. 5 FILE NO.: Z -8042-A Cont. 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 October 18, 2007, Subdivision Committee meeting. The applicant has increased the landscape strip along Chenal Parkway, provided a note concerning the dumpster screening and indicated the hours of service for the dumpster. The proposed signage has also been indicated including location, total height and total area. The applicant has indicated a ground mounted sign will be located along Cantrell Road and a second sign located along Chenal Parkway. The signs will not exceed the overlay standards for the abutting roadway or six feet in height and seventy-two square feet in area on Cantrell Road and eight feet in height and one hundred square feet in area along Chenal Parkway. Building signage is proposed consistent with signage allowed in office zones or a maximum of ten percent of the fagade area. The building has been indicated consistent with the Highway 10 Design Overlay standards with regard to building setback and landscaped areas with the exception of the landscape strip along the eastern perimeter. The overlay district would typically require the placement of a 25 -foot landscape strip in this area. The site plan indicates the placement of a nine foot landscape strip along the eastern perimeter. The applicant is also seeking a waiver of the required screening along the eastern perimeter as well. The site is located adjacent to a utility substation which is typically classified as an industrial use. Based on the abutting use staff is supportive of the reduced landscape strip and the elimination of the required screening in this area. The site plan indicates the placement of 54 on-site parking spaces. The ordinance would typically require the placement of 35 spaces for a commercial use. The proposed parking is more than adequate to meet the typical minimum parking requirement. The site plan indicates the placement of a dumpster in the rear of the site adjacent to the utility substation. The dumpster will be screened per typical minimum ordinance requirements. The hours of service of the dumpster will be limited to 6 am to 10 pm daily. The days and hours of operation are seven days per week 24 -hours per day. The site is proposed with C-3, General Commercial District uses which would allow a 24-hour pharmacy to locate on the site. A drive through window has been indicated on the site plan to accommodate such a use. The applicant is requesting a deferral of construction of Chenal Parkway (approximately 4150 feet of boundary street improvements) and Highway 10 (approximately 1700 feet of boundary street improvements) required by the Master Street Plan for five (5) years, until a future phase of development or until adjacent 9 FILE NO.: Z -8042-A Cont. property is developed whichever occurs first. A previous deferral was passed by the Board of Directors on December 16, 1997, for deferral of construction of boundary street improvements on 2890 linear ft of the commercial zoned frontage on Chenal Parkway for a period of five (5) years, until traffic counts reach 12,000 ADT, or development of lot 9, whichever occurs first. The applicant is now requesting an extension of the previous deferral. At this time, the applicant desires to construct the boundary street improvements to Chenal Parkway and Highway 10 along the frontage of Lot 10 with the current approval. The applicant requests a deferral of boundary street improvements to Chenal Parkway from the north property line of Lot 2 to the north property line of Lot 10 until Lot 10 develops, for a period of five (5) years, until traffic counts reach 12,000 ADT, until adjacent property develops or until the development of Lot 9, whichever occurs first. The applicant also requests a deferral of constructing boundary street improvements to Chenal Parkway and Highway 10 along the frontage of Lots 1, 2, 3, 5, 6, 7, 8, and 9A until Lot 9 develops, for a period of five (5) years, until traffic counts reach 12,000 ADT, or until adjacent property develop, whichever occurs first. Based on the 2006 traffic counts of 4300 vehicles per day, staff supports an additional deferral of the improvements to Chenal Parkway and Highway 10 for a period of five (5) years, until the development of Lot 9, until traffic counts reach 12,000 ADT, or until adjacent property develops, whichever occurs first. Right-of-way of at least 55 feet from centerline will be dedicated along Cantrell Road or sufficient for intersection improvements and 45 feet from centerline will be dedicated along Chenal Parkway or sufficient for intersection improvements prior to approval of the final plat. Staff is supportive of the request. Although there is a variation to the Highway 10 Design Overlay District to allow a reduced landscape strip along the eastern perimeter and a waiver of the required screening along the same perimeter staff does not feel this will negatively impact the abutting property or this development. As stated the abutting use is an industrial use and the screening burden is typically placed on the more intense use. To staffs knowledge there are no outstanding technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the boundary street ordinance required street improvements as indicated in the analysis section of the agenda write- up. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the 7 FILE NO.: Z -8042-A (Cont. comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the deferral request of the boundary street ordinance required street improvements as indicated in the analysis section of the staff agenda write-up. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. n. November 8, 2007 ITEM NO.: FILE NO.: Z -8042-A NAME: Lot 10 Northwest Territory Short -form PCD LOCATION: Located on the Northeast corner of Cantrell Road and Chenal Parkway DEVELOPER: Eugene Pfeifer III 16623 Cantrell Road, Suite 2A Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Commercial uses PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing the rezoning of this site from C-3, General Commercial District to PCD to allow the development of the site inconsistent with the Highway 10 Design Overlay District. The site plan submitted has reduced the eastern landscape strip from the typically required 25 -feet to 9 -feet. The property adjacent is an Entergy Substation which as existed for a number of years. With the construction of Chenal Parkway in 1990 and approval of the overlay district, this property has gotten "squeezed" in width to the point it has become difficult to develop while maintaining the Highway 10 Design Overlay District requirements. Several users have studied the property over the past years and discovered that the November 8, 2007 SUBDIVISION ITEM NO.: 23 (Cont. FILE NO.: Z -8042-A width hinders the development due to the 25 -foot landscape strip required along the eastern perimeter. Mr. Pfeifer has owned the property since the early 1970's. The applicant has indicated if Mr. Pfeifer understood the effects of the Overlay District along with the later requirements of driveway spacing, he would have insisted that the presently constructed intersection of Chenal Parkway and Cantrell Road be moved further to the west when he was approached about the alignment of Chenal Parkway. The request also includes a deferral of the construction of Chenal Parkway (approximately 4150 feet of boundary street improvements) and Highway 10 (approximately 1700 feet of boundary street improvements) required by the Master Street Plan for five (5) years, until a future phase of development or until adjacent property is developed whichever occurs first for the Northwest Territory Addition located near the intersection of Chenal Parkway and Highway 10 B. EXISTING CONDITIONS: The properties are principally commercial in use and zoning. The PCD zoned property to the west contains a convenience store with a single bay car wash. A mini warehouse development is adjacent to the north. A Walmart Store is located to the south. The site is adjacent to R-2 zoned property to the east but that property is occupied by a utility substation, not a residence. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200 feet of the proposed site along with the Duquesne Place, Aberdeen, Property Owners Associations and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Valley and Cantrell Road including 5 -foot sidewalks with the planned development. A right turn lane should be installed on Cantrell Road. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2 November 8, 2007 SUBDIVISION ITEM NO.: 23 (Cont. FILE NO.: Z -8042-A 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Is applicant requesting a deferral of street improvements in the subdivision? 9. The location of the driveway was previously approved by Traffic Engineering and AHTD. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Waterline easement (Inst No. 98-052114) should be shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) may 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). Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department 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 Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Short form PCD. 3 November 8, 2007 SUBDIVISION ITEM NO.: 23 Cont.) FILE NO.: Z -8042-A The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road and Chenal Parkway are shown as Principal Arterials with reduced standards. 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 for entrances and exits to the site. Bicycle Plan: A Class II is shown along Cantrell Road and a Class III is shown along Chenal Parkway. A Class II bikeway is located on the street as either a 5 -foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This site plan must also comply with the Highway 10 Overlay District Requirements. 3. The Hwy. 10 overlay district requires a twenty-five foot (25') wide landscape strip around the northern, eastern, and western perimeters of the site. Currently, this proposal does not meet this minimal ordinance requirement. 4. The landscape ordinance requires a nine foot (9') wide landscape strip along the western perimeter of the site. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. 5. Zero building landscaping is shown. A variance from this requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 6. Berming along Scenic Hwy. 10 is encouraged. 7. The zoning buffer ordinance requires a thirteen (13') foot wide undisturbed land use buffer along the eastern perimeter of the site next to the residentially zoned 4 November 8, 2007 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z -8042-A property. Seventy percent (70%) of this area is to remain undisturbed. Currently, this proposal does not meet this minimal ordinance requirement. 8. The property to the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 9. The Highway 10 Overlay District requires forty foot of landscape area along Scenic Highway 10; currently, parking is being proposed in this area. One parking space needs to be eliminated along this area. 10. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 11. An automatic irrigation system to water landscaped areas will be required. 12. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 13. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Joe White of White Daters and Associates was present representing the applicant. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff stated the site plan as indicated did not comply with the typical minimum requirements of the Highway 10 Overlay District. Staff stated the eastern landscape strip and the landscape strip along Chenal Parkway were inadequate. Staff also requested the applicant provide a note indicating the dumpster screening. Staff questioned if the hours of dumpster service would be limited to daylight hours. Staff also requested details of any proposed signage including location, total height and total area. Public Works comments were addressed. Staff stated street improvement plans would be required prior to the start of construction. Staff also stated the driveway located on Cantrell Road was proposed in the location previously approved by Traffic Engineering and AHTD. Landscaping comments were addressed. Staff stated screening would be required along the eastern perimeter. Staff stated the plan as submitted did not include building landscaping. Staff also stated interior parking lot islands must be 7'/2 feet in width and 150 square feet in area. 5 November 8, 2007 SUBDIVISION ITEM NO.: 23 (Cont. FILE NO.: Z -8042-A 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 October 18, 2007, Subdivision Committee meeting. The applicant has increased the landscape strip along Chenal Parkway, provided a note concerning the dumpster screening and indicated the hours of service for the dumpster. The proposed signage has also been indicated including location, total height and total area. The applicant has indicated a ground mounted sign will be located along Cantrell Road and a second sign located along Chenal Parkway. The signs will not exceed the overlay standards for the abutting roadway or six feet in height and seventy-two square feet in area on Cantrell Road and eight feet in height and one hundred square feet in area along Chenal Parkway. Building signage is proposed consistent with signage allowed in office zones or a maximum of ten percent of the facade area. The building has been indicated consistent with the Highway 10 Design Overlay standards with regard to building setback and landscaped areas with the exception of the landscape strip along the eastern perimeter. The overlay district would typically require the placement of a 25 -foot landscape strip in this area. The site plan indicates the placement of a nine foot landscape strip along the eastern perimeter. The applicant is also seeking a waiver of the required screening along the eastern perimeter as well. The site is located adjacent to a utility substation which is typically classified as an industrial use. Based on the abutting use staff is supportive of the reduced landscape strip and the elimination of the required screening in this area. The site plan indicates the placement of 54 on-site parking spaces. The ordinance would typically require the placement of 35 spaces for a commercial use. The proposed parking is more than adequate to meet the typical minimum parking requirement. The site plan indicates the placement of a dumpster in the rear of the site adjacent to the utility substation. The dumpster will be screened per typical minimum ordinance requirements. The hours of service of the dumpster will be limited to 6 am to 10 pm daily. The days and hours of operation are seven days per week 24 -hours per day. The site is proposed with C-3, General Commercial District uses which would allow a 24-hour pharmacy to locate on the site. A drive through window has been indicated on the site plan to accommodate such a use. The applicant is requesting a deferral of construction of Chenal Parkway (approximately 4150 feet of boundary street improvements) and Highway 10 (approximately 1700 feet of boundary street improvements) required by the Master Street Plan for five (5) years, until a future phase of development or until adjacent L November 8, 2007 SUBDIVISION ITEM NO.: 23 (Cont. FILE NO.: Z -8042-A property is developed whichever occurs first. A previous deferral was passed by the Board of Directors on December 16, 1997, for deferral of construction of boundary street improvements on 2890 linear ft of the commercial zoned frontage on Chenal Parkway for a period of five (5) years, until traffic counts reach 12,000 ADT, or development of lot 9, whichever occurs first. The applicant is now requesting an extension of the previous deferral. At this time, the applicant desires to construct the boundary street improvements to Chenal Parkway and Highway 10 along the frontage of Lot 10 with the current approval. The applicant requests a deferral of boundary street improvements to Chenal Parkway from the north property line of Lot 2 to the north property line of Lot 10 until Lot 10 develops, for a period of five (5) years, until traffic counts reach 12,000 ADT, until adjacent property develops or until the development of Lot 9, whichever occurs first. The applicant also requests a deferral of constructing boundary street improvements to Chenal Parkway and Highway 10 along the frontage of Lots 1, 2, 3, 5, 6, 7, 8, and 9A until Lot 9 develops, for a period of five (5) years, until traffic counts reach 12,000 ADT, or until adjacent property develop, whichever occurs first. Based on the 2006 traffic counts of 4300 vehicles per day, staff supports an additional deferral of the improvements to Chenal Parkway and Highway 10 for a period of five (5) years, until the development of Lot 9, until traffic counts reach 12,000 ADT, or until adjacent property develops, whichever occurs first. Right-of-way of at least 55 feet from centerline will be dedicated along Cantrell Road or sufficient for intersection improvements and 45 feet from centerline will be dedicated along Chenal Parkway or sufficient for intersection improvements prior to approval of the final plat. Staff is supportive of the request. Although there is a variation to the Highway 10 Design Overlay District to allow a reduced landscape strip along the eastern perimeter and a waiver of the required screening along the same perimeter staff does not feel this will negatively impact the abutting property or this development. As stated the abutting use is an industrial use and the screening burden is typically placed on the more intense use. To staff's knowledge there are no outstanding technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the boundary street ordinance required street improvements as indicated in the analysis section of the agenda write- up. 7 November 8, 2007 SUBDIVISION ITEM NO_: 23 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -8042-A (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the deferral request of the boundary street ordinance required street improvements as indicated in the analysis section of the staff agenda write-up. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. ITEM NO.: 23. Z -8042-A NAME: Lot 10 Northwest Territory Short -form PCD LOCATION: located on the Northeast corner of Cantrell Road and Chenal Parkway Plannina Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. The site is located within the Highway 10 Design Overlay District which typically requires the following: a. A landscape strip averaging a minimum of 25 -feet along the side and rear and a 40 -foot landscape strip along the front is required. b. Building setbacks of 30 -feet from the side, 40 -feet from the rear and 100 -feet from the front. c. Berming is encouraged along Highway 10. d. The ordinance typically allows a maximum of one curb cut per 300 feet and no curb cut closer than 100 feet to an intersection. e. Building sites are to be no less than 2 acres and a maximum of one building is allowed per two acres. f. Site lighting is to be designed and located in such a manner so as not to disturb the scenic appearance preserved in the corridor. Lighting should be directed to the parking areas an not reflected into the adjacent neighborhoods. g. Signage is limited to one ground mounted sign not to exceed six feet in height and seventy two square feet in area. 3. Provide the property dimensions along the boundaries of the site. 4. The site plan does not indicated the required eastern landscape strip. 5. Provide a note indicating the screening of the proposed dumpster facility. Will the hours of service be limited? If so indicate a note on the site plan concerning the hours of service. 6. Provide the location of the proposed signage indicating the details of the signage. Details of building signage should also be noted on the site plan including location and area of facade to be allowed for signage. 7. Provide the days and hours of operation of the proposed development. 8. Indicate the proposed user of the site. 9. The parking required for a commercial development is 35 parking spaces. 10. Provide details of the requested street deferral. Variance/Waivers: Item # 23 Public Works Conditions: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Valley and Cantrell Road including 5 -foot sidewalks with the planned development. A right turn lane should be installed on Cantrell Road. 2. 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. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Is applicant requesting a deferral of street improvements in the subdivision? 9. The location of the driveway was previously approved by Traffic Engineering and AHTD. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Waterline easement (Inst No. 98-052114) should be shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) may 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). Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Item # 23 Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Short form PCD. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road and Chenal Parkway are shown as Principal Arterials with reduced standards. 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 for entrances and exits to the site. Bicycle Plan: A Class II is shown along Cantrell Road and a Class III is shown along Chenal Parkway. A Class II bikeway is located on the street as either a 5 foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape- 1. andsca e: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This site plan must also comply with the Highway 10 Overlay District Requirements. 3. The Hwy. 10 overlay district requires a twenty-five foot (25') wide landscape strip around the northern, eastern, and western perimeters of the site. Currently, this proposal does not meet this minimal ordinance requirement. 4. The landscape ordinance requires a nine foot (9') wide landscape strip along the western perimeter of the site. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. 5. Zero building landscaping is shown. A variance from this requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 6. Berming along Scenic Hwy. 10 is encouraged. 7. The zoning buffer ordinance requires a thirteen (13') foot wide undisturbed land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. Currently, this proposal does not meet this minimal ordinance requirement. 8. The property to the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. Item # 23 9. The Highway 10 Overlay District requires forty foot of landscape area along Scenic Highway 10; currently, parking is being proposed in this area. One parking space needs to be eliminated along this area. 10. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 11. An automatic irrigation system to water landscaped areas will be required. 12. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 13. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plam Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 23