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HomeMy WebLinkAboutZ-8042-B Staff AnalysisFILE NO.: Z -8042-B NAME: Lot 10 Northwest Territory Revised 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 FNr,INFFR- White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.6 + acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-3, General Commercial Uses Revised PCD PROPOSED USE: C-3, General Commercial Uses, A variation of the Highway 10 Design Overlay District to allow a reduced landscape strip along the northern perimeter VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 4, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,884 establishing Lot 10 Northwest Territory Short -form PCD. The approval allowed the rezoning of this site from C-3, General Commercial District to PCD for future development of the site inconsistent with the Highway 10 Design Overlay District. The site plan approved reduced the eastern landscape strip from the typically required 25 -feet to 9 -feet. The property adjacent is an Entergy Substation, which has existed for a number of years. FILE NO.: Z -8042-B (Cont. A separate ordinance, Ordinance No. 19,883, approved a deferral request for the construction of Chenal Parkway (approximately 4,150 feet of boundary street improvements) and Highway 10 (approximately 1,700 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 was developed whichever occurs first for the Northwest Territory Addition located near the intersection of Chenal Parkway and Highway 10. A. PROPOSAL/REQUEST: The developer is now proposing to revise the previously approved PCD to allow a reduced landscape strip along the northern perimeter adjacent to the existing mini -warehouse development. The request submitted proposes a reduction in the Highway 10 DOD typically required 25 -foot perimeter landscape strip to nine feet along the northern perimeter. A reduction to nine feet was previously approved along the eastern perimeter as was a waiver of the required screening on that perimeter. The site plan indicates the construction of a 14,460 square foot building rather than the 10,680 square foot building previously approved. According to the applicant, with the construction of Chenal Parkway in 1990 and approval of the overlay district, this property has gotten "squeezed" in width and depth to the point it has become difficult to develop. Several users have studied the property over the past few years and discovered that the width and depth hinders the development due to the 25 -foot landscape buffer required by the Highway 10 DOD. B. EXISTING CONDITIONS: The properties in the area 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 property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods, the DuQuesne Place Property Owners Association and the Aberdeen Court Property Owners Association were notified of the Public Hearing. 2 FILE NO.: Z -8042-B (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road and Chenal Parkway including 5 -foot sidewalks with the planned development. A deferral of street improvements Ordinance # 19,833 was approved by the Board of Directors which deferred approximately 1250 linear feet of widening of one and one half lanes, curb and gutter, sidewalks, drainage, streetlights, on the east side of Chenal Parkway between the north property line of Lot 2 and the north property line of Lot 10 until Lot 10 develops. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. The Cantrell Road driveway and median radiuses should be modified to keep vehicles from entering from the wrong side and making left turns into the development. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. 6. The arrows into the driveway from Cantrell Road should be changed. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Access ramps should be provided to cross Chenal Parkway and Cantrell Road. 8. 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. 9. 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). 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 12. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3 FILE NO.: Z -8042-B (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Easement required to be platted for existing sewer main. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Center -Point Enerav: 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: 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 Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow a reduction in the typically required landscape strip along the rear of the site adjacent to the existing mini -warehouse development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial. 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. Chenal Parkway is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. S Bicycle Plan: A Class II is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III is shown along Chenal Parkway. 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 Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape ordinance. 2. Building landscaping is required. Approval from the City Beautiful Commission must be obtained prior to the issuance of a building permit for the elimination of building landscaping. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. 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: (May 29, 2008) Mr. Joe White was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated two variations from the Highway 10 DOD were being requested. Staff stated the landscape strip along the northern perimeter was being reduced from 25 -feet to nine feet and the landscape strip along the east property line was also being reduced from 25 -feet to nine feet. Staff stated the eastern perimeter landscape strip was previously approved at nine feet. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated a grading permit would be required prior to any clearing of the site. Staff also stated the Cantrell Road driveway and median radius should be modified to keep vehicles from entering from the wrong side and making left turns into the development. Staff stated the arrows into the drives from Cantrell Road should be changed. Staff stated streetlights would be required prior to final platting or the issuance of the certificate of occupancy. 5 FILE NO_: Z -8042-B (Cont. Landscaping comments were addressed. Staff stated the required street buffer along Chenal Parkway per the DOD was seven feet but staff stated to comply with the landscape ordinance requirements a nine foot minimum buffer was required. Staff stated building landscaping would be required or a variance from City Beautiful Commission would be required. Staff also stated a minimum of eight percent of the paved area was required to be landscaped with interior islands. Staff noted comments from the various other reporting departments and agencies. 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 May 29, 2008, Subdivision Committee meeting. The revised plan indicates the driveway and median radius on Cantrell Road in a configuration as to keep vehicles from entering from the wrong side and making left turns into the development and provided the arrows into the drives from Cantrell Road as suggested by staff. A ground mounted sign located along Cantrell Road and a second sign located along Chenal Parkway are being proposed. The signage proposed will not exceed the Overlay standards for the abutting roadway or six feet in height and seventy-two square feet in area. 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. The front setback is proposed in excess of the 100 -foot building setback as established by the Overlay. The side yard building setback exceeds the 30 -foot typical setback and the rear yard setback exceeds the 40 -foot typical setback. The site plan does not comply with the northern and eastern perimeter landscaped strips. The previous approval allowed the eastern landscape strip to be reduced to nine feet. The current request would allow the northern landscape strip to be reduced to nine feet as well. The Overlay typically requires the placement of a 25 -foot landscape strip along these perimeters. Staff is supportive of this request. The northern perimeter abuts a mini -warehouse development and there is a grade change between the mini -warehouse development and the applicant's site with the applicant's site being a few feet below the mini -warehouse development. Staff continues to support the reduced landscape strip request along the eastern perimeter due to this area being located adjacent to a utility substation. The previous approval allowed a waiver of the required screening along the eastern perimeter adjacent to the utility substation. Based on the abutting use staff is supportive of the elimination of the required screening in this area. A building totaling 14,460 square feet and 48 on-site parking spaces is proposed. The ordinance would typically require the placement of 48 spaces for a commercial use. The proposed parking is adequate to meet the typical minimum parking requirement. L FILE NO.: Z -8042-B (Cont. The site plan indicates the placement of a dumpster in the rear of the building. 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 request includes the continued deferral of the required street improvements to Chenal Parkway as were approved in Ordinance No. 19,883 adopted by the Little Rock Board of Directors on December 4, 2007. The street improvements adjacent to this lot will be completed to Chenal Parkway and Cantrell Road with the development of this site. 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 and northern perimeters and the continued waiver of the required screening along the eastern perimeter, staff does not feel this will negatively impact the abutting property or this development. As stated, the eastern abutting use is a utility substation, and the northern abutting use is a mini -warehouse development. The eastern perimeter is the only perimeter required screening and the burden is typically placed on the more intense use or in this case the utility substation. 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. PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was present. There was a 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 noted landscaping comments would be modified to eliminate any contradictions as noted in Item 5 (Z -5099-D). Mr. Gene Pfeiffer was present representing the application. He stated he would hold his time to address concerns raised by the opposition. Ms. Alicia Finch addressed the Commission in opposition of the request related to the variances from the Highway 10 Design Overlay District. Ms. Finch stated her comments were similar to the comments made on Item 5. She stated the neighborhood was well aware the location was a major node. She stated this should not allow the Commission and Board of Directors to ignore the DOD requirements. She stated time after time the DOD had been tossed out for development and there were inconsistencies with how the 7 FILE NO.: Z -8042-B (Cont. plan was implemented. She stated a later item on the agenda staff was opposed to and questioned the difference. She stated her neighborhood was located adjacent to a welding shop. She questioned if buffers would be important in her area once the site was allowed to redevelop. She stated the neighborhood did not need another Walgreen Drug Store. Mr. Joe White addressed the Commission on behalf of the applicant. He stated the site was limited due to the location of Chenal Parkway. He stated if the developer had know at the time Chenal was being located the impact the road would have on the site the road more than likely been moved to the west to allow an adequate lot area. He stated the request was to allow reduced landscape strips along the east and west of the site. He stated the eastern strip was previously approved. He stated the northern strip was located adjacent to mini -warehouse, which was a more intense use than being proposed on the site. Commissioner Yates stated he echoed his concern from the previous discussion on Item 5. He stated he was concerned with the implementation of the Highway 10 Overlay. He stated he once again was deferring to staff's analysis and determination of appropriateness of the item. There was no further discussion of the item. The chair entertained a motion for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. June 19, 2008 ITEM NO.: 7 FILE NO.: Z -8042-B NAME: Lot 10 Northwest Territory Revised 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 NUMBER OF LOTS PCD FT. NEW STREET: 0 LF C-3, General Commercial Uses Revised PCD PROPOSED USE: C-3, General Commercial Uses, A variation of the Highway 10 Design Overlay District to allow a reduced landscape strip along the northern perimeter VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: On December 4, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,884 establishing Lot 10 Northwest Territory Short -form PCD. The approval allowed the rezoning of this site from C-3, General Commercial District to PCD for future development of the site inconsistent with the Highway 10 Design Overlay District. The site plan approved reduced the eastern landscape strip from the typically required 25 -feet to 9 -feet. The property adjacent is an Entergy Substation, which has existed for a number of years. June 19, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -8042-B A separate ordinance, Ordinance No. 19,883, approved a deferral request for the construction of Chenal Parkway (approximately 4,150 feet of boundary street improvements) and Highway 10 (approximately 1,700 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 was developed whichever occurs first for the Northwest Territory Addition located near the intersection of Chenal Parkway and Highway 10. A. PROPOSAL/REQUEST: The developer is now proposing to revise the previously approved PCD to allow a reduced landscape strip along the northern perimeter adjacent to the existing mini -warehouse development. The request submitted proposes a reduction in the Highway 10 DOD typically required 25 -foot perimeter landscape strip to nine feet along the northern perimeter. A reduction to nine feet was previously approved along the eastern perimeter as was a waiver of the required screening on that perimeter. The site plan indicates the construction of a 14,460 square foot building rather than the 10,680 square foot building previously approved. According to the applicant, with the construction of Chenal Parkway in 1990 and approval of the overlay district, this property has gotten "squeezed" in width and depth to the point it has become difficult to develop. Several users have studied the property over the past few years and discovered that the width and depth hinders the development due to the 25 -foot landscape buffer required by the Highway 10 DOD. B. EXISTING CONDITIONS: The properties in the area 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 property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods, the DuQuesne Place Property Owners Association and the Aberdeen Court Property Owners Association were notified of the Public Hearing. 2 June 19, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z -8042-B With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road and Chenal Parkway including 5 -foot sidewalks with the planned development. A deferral of street improvements Ordinance # 19,833 was approved by the Board of Directors which deferred approximately 1250 linear feet of widening of one and one half lanes, curb and gutter, sidewalks, drainage, streetlights, on the east side of Chenal Parkway between the north property line of Lot 2 and the north property line of Lot 10 until Lot 10 develops. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. The Cantrell Road driveway and median radiuses should be modified to keep vehicles from entering from the wrong side and making left turns into the development. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. 6. The arrows into the driveway from Cantrell Road should be changed. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Access ramps should be provided to cross Chenal Parkway and Cantrell Road. 8. 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. 9. 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). 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 41 June 19, 2008 SUBDIVISION ITEM NO.: 7 (Cant.) FILE NO.: Z -8042-B 12. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Easement required to be platted for existing sewer main. Contact Little Rock Wastewater for additional information. 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: 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 Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow a reduction in the typically required landscape strip along the rear of the site adjacent to the existing mini -warehouse development. The request does not require a change to the Land Use Plan. 12 June 19, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -8042-B Master Street Plan: Cantrell Road is a Principal Arterial. 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. Chenal Parkway is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. 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. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III is shown along Chenal Parkway. 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 Neighborhood Action Plan. Landscape: The site plan must comply with the City's landscape ordinance. 2. Building landscaping is required. Approval from the City Beautiful Commission must be obtained prior to the issuance of a building permit for the elimination of building landscaping. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. 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: (May 29, 2008) Mr. Joe White was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated two variations from the Highway 10 DOD were being requested. Staff stated the landscape strip along the northern perimeter was being reduced from 25 -feet to nine feet and the landscape strip 4 June 19, 2008 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -8042-B along the east property line was also being reduced from 25 -feet to nine feet. Staff stated the eastern perimeter landscape strip was previously approved at nine feet. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated a grading permit would be required prior to any clearing of the site. Staff also stated the Cantrell Road driveway and median radius should be modified to keep vehicles from entering from the wrong side and making left turns into the development. Staff stated the arrows into the drives from Cantrell Road should be changed. Staff stated streetlights would be required prior to final platting or the issuance of the certificate of occupancy. Landscaping comments were addressed. Staff stated the required street buffer along Chenal Parkway per the DOD was seven feet but staff stated to comply with the landscape ordinance requirements a nine foot minimum buffer was required. Staff stated building landscaping would be required or a variance from City Beautiful Commission would be required. Staff also stated a minimum of eight percent of the paved area was required to be landscaped with interior islands. Staff noted comments from the various other reporting departments and agencies. 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 May 29, 2008, Subdivision Committee meeting. The revised plan indicates the driveway and median radius on Cantrell Road in a configuration as to keep vehicles from entering from the wrong side and making left turns into the development and provided the arrows into the drives from Cantrell Road as suggested by staff. A ground mounted sign located along Cantrell Road and a second sign located along Chenal Parkway are being proposed. The signage proposed will not exceed the Overlay standards for the abutting roadway or six feet in height and seventy-two square feet in area. 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. The front setback is proposed in excess of the 100 -foot building setback as established by the Overlay. The side yard building setback exceeds the 30 -foot typical setback and the rear yard 0 June 19, 2008 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -8042-B setback exceeds the 40 -foot typical setback. The site plan does not comply with the northern and eastern perimeter landscaped strips. The previous approval allowed the eastern landscape strip to be reduced to nine feet. The current request would allow the northern landscape strip to be reduced to nine feet as well. The Overlay typically requires the placement of a 25 -foot landscape strip along these perimeters. Staff is supportive of this request. The northern perimeter abuts a mini -warehouse development and there is a grade change between the mini -warehouse development and the applicant's site with the applicant's site being a few feet below the mini -warehouse development. Staff continues to support the reduced landscape strip request along the eastern perimeter due to this area being located adjacent to a utility substation. The previous approval allowed a waiver of the required screening along the eastern perimeter adjacent to the utility substation. Based on the abutting use staff is supportive of the elimination of the required screening in this area. A building totaling 14,450 square feet and 48 on-site parking spaces is proposed. The ordinance would typically require the placement of 48 spaces for a commercial use. The proposed parking is adequate to meet the typical minimum parking requirement. The site plan indicates the placement of a dumpster in the rear of the building. 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 request includes the continued deferral of the required street improvements to Chenal Parkway as were approved in Ordinance No. 19,883 adopted by the Little Rock Board of Directors on December 4, 2007. The street improvements adjacent to this lot will be completed to Chenal Parkway and Cantrell Road with the development of this site. 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 and northern perimeters and the continued waiver of the required screening along the eastern perimeter, staff does not feel this will negatively impact the abutting property or this development. As stated, the eastern abutting use is a utility substation, and the northern abutting use is a mini -warehouse development. The eastern perimeter is the only perimeter required screening and the burden is typically placed on the more intense use or in this case the utility substation. To staffs knowledge there are no outstanding technical issues associated with the request. 7 June 19, 2008 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -8042-B 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. PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was present. There was a 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 noted landscaping comments would be modified to eliminate any contradictions as noted in Item 5 (Z -5099-D). Mr. Gene Pfeiffer was present representing the application. He stated he would hold his time to address concerns raised by the opposition. Ms. Alicia Finch addressed the Commission in opposition of the request related to the variances from the Highway 10 Design Overlay District. Ms. Finch stated her comments were similar to the comments made on Item 5. She stated the neighborhood was well aware the location was a major node. She stated this should not allow the Commission and Board of Directors to ignore the DOD requirements. She stated time after time the DOD had been tossed out for development and there were inconsistencies with how the plan was implemented. She stated a later item on the agenda staff was opposed to and questioned the difference. She stated her neighborhood was located adjacent to a welding shop. She questioned if buffers would be important in her area once the site was allowed to redevelop. She stated the neighborhood did not need another Walgreen Drug Store. Mr. Joe White addressed the Commission on behalf of the applicant. He stated the site was limited due to the location of Chenal Parkway. He stated if the developer had know at the time Chenal was being located the impact the road would have on the site the road more than likely been moved to the west to allow an adequate lot area. He stated the request was to allow reduced landscape strips along the east and west of the site. He stated the eastern strip was previously approved. He stated the northern strip was located adjacent to mini -warehouse, which was a more intense use than being proposed on the site. Commissioner Yates stated he echoed his concern from the previous discussion on Item 5. He stated he was concerned with the implementation of the Highway 10 Overlay. He stated he once again was deferring to staff's analysis and determination of appropriateness of the item. E:j June 19, 2008 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -8042-B There was no further discussion of the item. The chair entertained a motion for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. ITEM NO.: 7. Z -8042-B NAME: Lot 10 Northwest Territory Revised Short -form PCD LOCATION: located on the Northeast corner of Cantrell Road and Chenal Parkway Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The Office of Planning and Development must receive the proof of notice no later than June 13, 2008. 7. The request includes a variation of the Highway 10 DOD by reducing the rear yard landscape strip and the side yard landscape strip along Chenal Parkway. The reduced landscape strip along the east was previously approved. 8. Verify general notes #7 and #8 under the Public Works notes — No street deferral is being requested for this site and The developer to construct all street improvements as required by the Master Street Plan to Cantrell Road and Chenal Parkway. 9. Provide details of the proposed signage and locations. Is the development requesting a single sign location? Provide details of the proposed building signage (percentage of the fagade area). 10. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 11. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 12. Provide details of the proposed front landscape treatment. Will berming be used? 13.All site lighting must be low level and directional, directed to the parking lot so as to not disturb the scenic appearance preserved in the Highway 10 Corridor. Lighting shall be directed to the parking areas and not reflected into the neighborhood. Variance/Waivers: None requested Public Works Conditions: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road and Chenal Parkway including 5 -foot sidewalks with the planned development. A deferral of street improvements Ordinance # 19,833 was approved by the Board of Directors which deferred approximately 1250 linear feet of widening of one and one half lanes, curb and gutter, sidewalks, drainage, streetlights, on the east side of Chenal Parkway between the north property line of Lot 2 and the north property line of Lot 10 until Lot 10 develops. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. The Cantrell Road driveway and median radiuses should be modified to keep vehicles from entering from the wrong side and making left turns into the Item # 7. development. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Is the detention pond proposed to be wet or dry as shown on the plan? 6. The arrows into the driveway from Cantrell Road should be changed. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Access ramps should be provided to cross Chenal Parkway and Cantrell Road. 8. 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. 9. 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). 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 12.Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Easement required to be platted for existing sewer main. Contact Little Rock Wastewater for additional information. 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: Place fire hydrants per code Department for additional information. County F lanning: No comment. Contact the Little Rock Fire Item # 7. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. Planning Division. This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow a reduction in the typically required landscape strip along Chenal Parkway and the rear of the site adjacent to the existing mini -warehouse development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is a Principal Arterial. 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. Chenal Parkway is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. 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. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. A Class III is shown along Chenal Parkway. 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 Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The site plan must comply with the Highway 10 Design Overlay District requirements. 3. Berming is encouraged along Highway 10. 4. The Highway 10 Design Overlay District requires a minimum of fifteen feet (15') of landscaped area next to Chenal Parkway; currently, this plan reflects nine feet and two inches (9'-2"). 5. The Highway 10 Design Overlay District requires a twenty-five foot (25') landscape strip along both the northern and eastern property lines. Currently, both of these property lines are deficient in meeting this minimal ordinance requirement. 6. The Highway 10 Design Overlay District requires a forty foot (40') landscape strip along Highway 10; currently, a portion of the parking is located within this area; thus the elimination of two (2) parking spaces is needed. 7. 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. The proposed plan does not currently reflect this minimum. 8. Building landscaping is required; however, is not reflected on the plan. Approval from the City Beautiful Commission must be obtained prior to the issuance of a building permit for the elimination of building landscaping. Item # 7. 9. The zoning buffer ordinance requires a twelve foot (12') minimum land use buffer along the eastern property line. Seventy percent (70%) of which is to be left undisturbed. Currently, this site is not meeting this minimal requirement. 10.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. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 11. The property to the north, south, and 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 northern, southern, and eastern perimeters of the site. 12.An automatic irrigation system to water landscaped areas will be required. 13. 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. 14.The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 4, 2008. Item # 7.