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HomeMy WebLinkAboutZ-8118 Staff AnalysisOctober 26, 2006 ITEM NO.: 23 FILE NO,: Z-8118 NAME: 18220 Cantrell Road Short -form PCD LOCATION: Located at 18220 Cantrell Road DEVELOPER: Desiderio Juarez 18220 Cantrell Road Little Rock, AR 72223 FNGINFFR- Grafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211-3554 AREA: 1.85 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD and R-2, Single-family FT. NEW STREET: 0 LF Window and Blinds and Single-family PCD C-1 uses VARIANCESANAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors zoned this site to PCD on February 6, 1990, by the adoption of Ordinance No. 15,813. The rezoning was a part of a larger effort to rezone the area "west of the city limits and north of Denny Road" as a part of implementation of the land use regulation of the extraterritorial planning area. The rezoning effort recognized existing businesses in the area and established an existing Business Node in this area. This site was rezoned to PCD to recognize an existing custom window covering and blind company which was operating from the single-family home. On March 20, 2003, the Little Rock Planning Commission approved a request for the placement of seasonal sale of Class C 1 AG Common Fireworks. The company proposed the placement of a temporary tent on the site for the seasonal sale of October 26, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8113„ fireworks. The sale of fireworks was proposed from June 20th through July 4th each year. The request was denied by the Board of Directors at their May 6, 2003, public hearing. A. PROPOSAUREQUEST; The subject property consists of 1.85 acres and is currently zoned R-2 and PCD. The site is located on the northwest corner of Cantrell Road and North Ridge Road. The applicant desires to develop the property as a commercial site to include a 21,000 square foot, two story building with an approximate ratio of 80 percent retail/commercial and 20 percent office uses. The request includes C-1 uses as allowable uses. The site plan indicates a building footprint of approximately 12,000 square feet and parking for 88 cars with a single driveway connecting to North Ridge Road. The intent of the applicant is to dedicate the right of way required along North Ridge Road and construct the necessary % street improvements. A dumpster has been located along the northern perimeter of the site. The dumpster hours are limited to daylight hours. Building signage is proposed as typically allowed per the Highway 10 Design Overlay District and a single ground mounted monument style sign is proposed near the street intersection with a maximum height of 10 -feet and a maximum sign area of 100 square feet. B. EXISTING CONDITIONS: The site is not located within the City Limits but is located within the Extraterritorial Planning Jurisdiction. The site contains an existing single-family structure used as a residence. The areas to the west and south are currently zoned PCD. Located further east there is a site zoned PCD for the FFLS Company, a financial form company and a church on R-2 zoned property adjacent to Patrick Country Road. South of the site is a PCD for a restaurant and a second for a site which appears to be a business use in the occupant's outbuilding. The area is a mix of single-family and non-residential uses on large tracts in a rural setting. East of the site is the Ranch Development with a mix of Commercial, Office and Multi -family zoning and south of Highway 10 are single-family subdivisions, Aberdeen and Maywood Manor. C. NEIGHBORHOOD COMMENTS: The Maywood Neighborhood Association, the Aberdeen Court Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux 2 October 26, 2006 SUBDIVISION ITEM NO.: 23 Cont.) FILE NO.: Z-811 Property Owners Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Provide survey that shows centerline of Highway 10 and property line. 2. The proposed land use would classify North Ridge Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Highway 10 and North Ridge Road. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to North Ridge Road including 5 -foot sidewalks with the planned development. 5. Sidewalks with appropriate handicap ramps are required along Highway 10 in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide the means of the proposed wastewater collection and treatment with approval from the appropriate State or County agency. Enterqv: No comment received. Center -Point Energy; No comment received. 3 October 26, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8118 AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). 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. Fire_ Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: 1. Coordinate road improvements with Pulaski County Road and Bridge. 2. Driveway permits required from Pulaski County Road and Bridge prior to construction. 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 a Business Node for this property. The applicant has applied for a Short form PCD to allow the placement of an 80 percent commercial and 20 percent office building with a total of 24,000 square feet of square and 87 parking spaces contained in a two-story building with a building footprint of 12,000 square feet. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 since it is a Principal Arterial. rd October 26, 2006 SUBDIVISION ITEM NO.: 23 (Cont. FILE NO.: Z-8118 Bicycle Plan: A Class II bike route is shown on Cantrell Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's landscape and buffer ordinance is required. 2. The Highway 10 Design Overlay District requires a forty (40) foot landscape strip along Highway 10. 3. The Highway 10 Design Overlay District requires twenty-five (25) foot average landscape strip around the remaining property perimeters. 4. Berming is encouraged in this area. 5. Interior islands need to be evenly distributed; an additional island is needed in the southern parking lot. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the proposed uses of the development. Staff also stated the proposed site plan did not meet the minimum building setback nor the minimum landscape strip along the western or northern perimeters. Staff requested the site plan include the total building square footage in the general notes section of the site plan along with a note indicating the total building height. Public Works comments were addressed. Staff stated a 20 -foot radial dedication of right-of-way would be required at the intersection of North Ridge Road and Highway 10. Staff also stated the detention ordinance would apply to any development of the site. Landscaping comments were addressed. Staff stated a 25 -foot average buffer was required along the western and northern perimeters of the site. Staff also stated the Highway 10 Design Overlay District encouraged the use of berming to screen parking areas. 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. 5 October 26, 2006 SUBDIVISION 1TEMNO.: 23 (Cont.) FILE NO.: Z-8118 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The applicant has provided the total square footage of the proposed building along with a note concerning the total building height. The revised site plan also includes an increased landscape strip along the western perimeter. The revised site plan indicates the placement of detention storage and radial dedications per staff request. The applicant is proposing the development of this site with a two story commercial building containing 21,000 square feet with an approximate ratio of 80 percent retail/commercial and 20 percent office uses. The request includes C-1 uses as allowable uses. A total of 15 percent of the site is proposed covered by the building. The maximum building height proposed is 35 -feet. The hours of operation are proposed as 6:00 am to 11:00 pm seven days per week. The property is an existing parcel consisting of 1.85 acres and currently zoned R-2 and PCD. The Highway 10 Design Overlay District typically requires a minimum lot size of two acres. Due to the size of the parcel, less than two acres, a Planned Development zoning classification is required. The site plan indicates a building footprint of approximately 12,000 square feet and parking for 88 cars with a single driveway connecting to North Ridge Road. Based on the minimum parking requirements for a commercial development 80 parking spaces would typically be required. A dumpster has been located along the northern perimeter of the site. The site plan indicates the dumpster will be screened per minimum ordinance requirements. The dumpster hours are limited to daylight hours. Building signage is proposed as typically allowed per the Highway 10 Design Overlay District or a maximum of ten percent of the fagade area. A single ground mounted monument style sign is proposed near the street intersection of Cantrell Road and North Ridge Road 10 -feet in height and a maximum sign area of 100 square feet. The proposed signage is consistent with signage allowed per the Highway 10 Design Overlay District. The site plan indicates landscaping strips per the minimum requirements of the Highway 10 Design Overlay District. The District typically requires a minimum landscape strip along Highway 10 of 40 -feet and along adjoining roadways of seven feet where abutting lands zoned commercially. The side and rear yard areas should average a minimum of 25 -feet from the property line. The site plan indicates a total of 32 percent of the area dedicated to landscaping. C1 October 26, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8118 area to the north is shown on the Future Land Use Plan as Office. Staff feels the intersection should be addressed and the site plan redesigned to eliminate any potential traffic conflicts by stacking of automobiles onto the roadway. Although staff is supportive of allowing the site to redevelop as a commercial and office development, staff is not supportive of the site plan as proposed. Staff feels the site plan should be redesigned to more fully comply with the minimum ordinance standards for the driveway entrance and the Highway 10 Design Overlay District. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the applicant has submitted a revised site plan fully complying with the Highway 10 Design Overlay District and addressing staff's concerns with the proposed entrance drive. Staff stated they were now supportive of the proposed request. Mr. Ross Phillips addressed the Commission on behalf of the applicant. He stated the development was located within an existing Business Node and was currently zoned PCD. He stated the developer intended to construct a new office and commercial development on the site utilizing C-1 uses as allowable uses for the site. Ms. Alicia Finch addressed the Commission in opposition of the request. She stated she was representing a majority of the residents of Maywood Manor and the West Little Rock Collation of Neighborhoods. She stated the site was located within an island and not the City of Little Rock. She stated the West Pulaski Fire Department had not be informed of the proposed development nor provided comments for the proposed development. She stated traffic was a concern of the neighborhood. She stated presently it was difficult to exit the neighborhood and residents were forced to wait several minutes before pulling onto Highway 10. She stated the neighborhood was concerned with commercialization of the Highway 10 Corridor which was generating additional traffic on the roadway. She stated currently there were a number of vacant commercial buildings located along Cantrell Road. She stated she did not feel the City should add additional commercial activity until the existing spaces were filled. She stated the site was not located at a major intersection which was the intent of a Commercial Node. She stated the site was identified as an existing Business Node and not a Commercial Node. She stated the Existing Business Node was to recognize existing businesses and not necessarily expand the uses to allow additional businesses. She stated the hours of operation from 6:00 am to 11:00 pm seven days per week were intense. She questioned what business needed to be open until 11:00 pm. She 7 October 26, 2006 SUBDIVISION ITEM NO.: 23 (Co FILE NO.: Z-8118 requested the Commission allow the existing lease space to be filled before changing the landscape of Highway 10. Ms. Janus Argo addressed the Commission in opposition of the request. She stated a previous speaker had misspoke and indicted Highway 10 as 1-10. She stated the misstatement was not far from the truth. She stated traffic speeds in the area were excessive. She stated there had been a number of traffic accidents many resulting the death. She stated the area did not need additional commercial development since there were a number of unfilled commercial buildings in the area. Mr. Ross Phillips stated the developer would contact the area fire department and pay the fees for service. He stated there were a number of sites vacant for office uses and presently the demand for office on Highway 10 was not there. He stated the traffic in the area was going to increase even if this site was not developed as a commercial development. He stated the developer intended to develop a center with neighborhood commercial activities and not a destination shopping center. He stated growth cannot be limited based on traffic. There was a general discussion by the Commission concerning the proposed uses of the site. Commissioner Yates stated there were a number of uses listed in C-1 which were not neighborhood compatible. He stated the proposed uses were too broad. Mr. Desiderio Juarez the developer indicated he was willing to strike a number of the proposed uses. He stated the development was intended to serve the needs of the area residents. He stated his desire was to help the community and offer services needed by the community. The Commission questioned if a deferral was in order to allow Mr. Juarez to limit the proposed uses of the site. Several Commissioners indicated this would not change their vote even if the uses were limited. A motion was made to approve the request. The motion failed by a vote of 5 ayes, 4 noes and 2 absent. EM NO.: 23. NAME: 18220 Cantrell Road Short -form PCD LOCATION: located at 18220 Cantrell Road Planning Staff Comments: Z-8118 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 notice must be mailed no later than October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide building elevations for the proposed structure. 3. Will the hours of service be limited for the proposed dumpster facility? If so indicate the hours of service. 4. Will the building be constructed in a single phase? If not indicate a phasing plan. 5. Provide details of the proposed signage including height and area. 6. Provide the hours or operation of the proposed center. 7. Provide the proposed uses of the facility (C-1, C-2, C-3, C-4, 0-1, 0-2, 0-3). 8. Provide the percentage of landscaped area on the site plan. 9. All lighting must comply with the Highway 10 Design Overlay District. 10. The Highway 10 Design Overlay District typically allows the placement of a 25 -foot landscape strip and a 40 -foot building setback along the perimeters of the site with the exception of the front which typically requires a 40 -foot landscape strip and a 100 -foot building setback. 11. Provide the total building square footage in the general notes section of the site plan. 12. Provide the total building height in the general notes section of the site plan. VarianceANaivers: None requested. Public Works Conditions: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Provide survey that shows centerline of Highway 10 and property line. 2. The proposed land use would classify North Ridge Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Highway 10 and North Ridge Road. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to North Ridge Road including 5 -foot sidewalks with the planned development. 5. Sidewalks with appropriate handicap ramps are required along Highway 10 in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Storm water detention ordinance applies to this property. Show the proposed Item # 23 location for storm water detention facilities on the plan. 7. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. 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. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide the means of the proposed wastewater collection and treatment with approval from the appropriate State or County agency. Entergy: No comment received - Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: 1. Coordinate road improvements with Pulaski County Road and Bridge. 2. Driveway permits required from Pulaski County Road and Bridge prior to construction. 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 a Business Node for this property. The applicant has applied for a Short form PCD to allow the placement of an 80 percent commercial and 20 percent office building with a total of 24,000 square feet of square and 87 parking spaces contained in a two-story building with a building footprint of 12,000 square feet. Item # 23 The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 since it is a Principal Arterial. Bicycle Plan: A Class II bike route is shown on Cantrell Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neiqhborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape - 1. The Highway 10 Design Overlay District requires a forty (40) foot landscape strip along Highway 10. 2. The Highway 10 Design Overlay District requires twenty-five (25) foot average landscape strip around the remaining property perimeters. 3. Berming is encouraged in this area. 4. Interior islands need to be evenly distributed; an additional island is needed in the southern parking lot. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 23 FILE NO.: Z-8118 NAME: 18220 Cantrell Road Short -form PCD LOCATION: Located at 18220 Cantrell Road DEVELOPER: Desiderio Juarez 18220 Cantrell Road Little Rock, AR 72223 FNC1INFFR- Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211-3554 AREA: 1.85 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PCD and R-2, Single-family Window and Blinds and Single-family PCD C-1 uses VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors zoned this site to PCD on February 6, 1990, by the adoption of Ordinance No. 15,813. The rezoning was a part of a larger effort to rezone the area "west of the city limits and north of Denny Road" as a part of implementation of the land use regulation of the extraterritorial planning area. The rezoning effort recognized existing businesses in the area and established an existing Business Node in this area. This site was rezoned to PCD to recognize an existing custom window covering and blind company which was operating from the single-family home. On March 20, 2003, the Little Rock Planning Commission approved a request for the placement of seasonal sale of Class C 1 AG Common Fireworks. The company proposed the placement of a temporary tent on the site for the seasonal sale of fireworks. The sale of fireworks was proposed from June 20th through July 4th each FILE NO.: Z-8118 (Cont.) year. The request was denied by the Board of Directors at their May 6, 2003, public hearing. A. PROPOSAL/REQUEST: The subject property consists of 1.85 acres and is currently zoned R-2 and PCD. The site is located on the northwest corner of Cantrell Road and North Ridge Road. The applicant desires to develop the property as a commercial site to include a 21,000 square foot, two story building with an approximate ratio of 80 percent retail/commercial and 20 percent office uses. The request includes C-1 uses as allowable uses. The site plan indicates a building footprint of approximately 12,000 square feet and parking for 88 cars with a single driveway connecting to North Ridge Road. The intent of the applicant is to dedicate the right of way required along North Ridge Road and construct the necessary 'h street improvements. A dumpster has been located along the northern perimeter of the site. The dumpster hours are limited to daylight hours. Building signage is proposed as typically allowed per the Highway 10 Design Overlay District and a single ground mounted monument style sign is proposed near the street intersection with a maximum height of 10 -feet and a maximum sign area of 100 square feet. B. EXISTING CONDITIONS: The site is not located within the City Limits but is located within the Extraterritorial Planning Jurisdiction. The site contains an existing single-family structure used as a residence. The areas to the west and south are currently zoned PCD. Located further east there is a site zoned PCD for the FFLS Company, a financial form company and a church on R-2 zoned property adjacent to Patrick Country Road. South of the site is a PCD for a restaurant and a second for a site which appears to be a business use in the occupant's outbuilding. The area is a mix of single-family and non-residential uses on large tracts in a rural setting. East of the site is the Ranch Development with a mix of Commercial, Office and Multi -family zoning and south of Highway 10 are single-family subdivisions, Aberdeen and Maywood Manor. C. NEIGHBORHOOD COMMENTS: The Maywood Neighborhood Association, the Aberdeen Court Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Property Owners Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. 2 FILE NO.: Z-8118 (Cont. D. ENGINEERING COMMENTS: Public Works: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Provide survey that shows centerline of Highway 10 and property line. 2. The proposed land use would classify North Ridge Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Highway 10 and North Ridge Road. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to North Ridge Road including 5 -foot sidewalks with the planned development. 5. Sidewalks with appropriate handicap ramps are required along Highway 10 in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide the means of the proposed wastewater collection and treatment with approval from the appropriate State or County agency. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain 0 FILE NO.: Z-8118 Cont. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning:, 1. Coordinate road improvements with Pulaski County Road and Bridge. 2. Driveway permits required from Pulaski County Road and Bridge prior to construction. 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 a Business Node for this property. The applicant has applied for a Short form PCD to allow the placement of an 80 percent commercial and 20 percent office building with a total of 24,000 square feet of square and 87 parking spaces contained in a two-story building with a building footprint of 12,000 square feet. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 since it is a Principal Arterial. Bicycle Plan: A Class II bike route is shown on Cantrell Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan:. The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's landscape and buffer ordinance is required. 2 FILE NO.: Z-8118 Cont. 2. The Highway 10 Design Overlay District requires a forty (40) foot landscape strip along Highway 10. 3. The Highway 10 Design Overlay District requires twenty-five (25) foot average landscape strip around the remaining property perimeters. 4. Berming is encouraged in this area. 5. Interior islands need to be evenly distributed; an additional island is needed in the southern parking lot. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the proposed uses of the development. Staff also stated the proposed site plan did not meet the minimum building setback nor the minimum landscape strip along the western or northern perimeters. Staff requested the site plan include the total building square footage in the general notes section of the site plan along with a note indicating the total building height. Public Works comments were addressed. Staff stated a 20 -foot radial dedication of right-of-way would be required at the intersection of North Ridge Road and Highway 10. Staff also stated the detention ordinance would apply to any development of the site. Landscaping comments were addressed. Staff stated a 25 -foot average buffer was required along the western and northern perimeters of the site. Staff also stated the Highway 10 Design Overlay District encouraged the use of berming to screen parking areas. 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 5, 2006, Subdivision Committee meeting. The applicant has provided the total square footage of the proposed building along with a note concerning the total building height. The revised site plan also includes an increased landscape strip along the western perimeter. The revised site plan indicates the placement of detention storage and radial dedications per staff request. The applicant is proposing the development of this site with a two story commercial building containing 21,000 square feet with an approximate ratio of 80 percent retail/commercial and 20 percent office uses. The request includes C-1 uses as allowable uses. A total of 15 percent of the site is proposed covered by the building. The maximum building height proposed is 35 -feet. The hours of operation are proposed as 6:00 am to 11:00 pm seven days per week. 5 FILE NO.: Z-8118 (Cont.) The property is an existing parcel consisting of 1.85 acres and currently zoned R-2 and PCD. The Highway 10 Design Overlay District typically requires a minimum lot size of two acres. Due to the size of the parcel, less than two acres, a Planned Development zoning classification is required. The site plan indicates a building footprint of approximately 12,000 square feet and parking for 88 cars with a single driveway connecting to North Ridge Road. Based on the minimum parking requirements for a commercial development 80 parking spaces would typically be required. A dumpster has been located along the northern perimeter of the site. The site plan indicates the dumpster will be screened per minimum ordinance requirements. The dumpster hours are limited to daylight hours. Building signage is proposed as typically allowed per the Highway 10 Design Overlay District or a maximum of ten percent of the fagade area. A single ground mounted monument style sign is proposed near the street intersection of Cantrell Road and North Ridge Road 10 -feet in height and a maximum sign area of 100 square feet. The proposed signage is consistent with signage allowed per the Highway 10 Design Overlay District. The site plan indicates landscaping strips per the minimum requirements of the Highway 10 Design Overlay District. The District typically requires a minimum landscape strip along Highway 10 of 40 -feet and along adjoining roadways of seven feet where abutting lands zoned commercially. The side and rear yard areas should average a minimum of 25 -feet from the property line. The site plan indicates a total of 32 percent of the area dedicated to landscaping. The Highway 10 Design Overlay typically requires a minimum front building setback of 100 -feet, a side yard building setback of 30 -feet and a rear yard building setbacks of 40 -feet. The indicated site plan does not meet this minimum requirement along the western perimeter. Staff feels the depth of the building should be reduced to allow this typical minimum building setback. The applicant has not addressed staff's concerns with regard to the entrance drive. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. According to the applicant, to revise the site plan to eliminate this intersection would result in changing the site plan to accommodate this request. Although North Ridge Road is not a heavily traveled road today, the area to the north is shown on the Future Land Use Plan as Office. Staff feels the intersection should be addressed and the site plan redesigned to eliminate any potential traffic conflicts by stacking of automobiles onto the roadway. Although staff is supportive of allowing the site to redevelop as a commercial and office development, staff is not supportive of the site plan as proposed. Staff feels the site plan should be redesigned to more fully comply with the minimum ordinance standards for the driveway entrance and the Highway 10 Design Overlay District. STAFF RECOMMENDATIONS Staff recommends denial of the request. 0 .: Z-8118 (Cont. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the applicant has submitted a revised site plan fully complying with the Highway 10 Design Overlay District and addressing staff's concerns with the proposed entrance drive. Staff stated they were now supportive of the proposed request. Mr. Ross Phillips addressed the Commission on behalf of the applicant. He stated the development was located within an existing Business Node and was currently zoned PCD. He stated the developer intended to construct a new office and commercial development on the site utilizing C-1 uses as allowable uses for the site. Ms. Alicia Finch addressed the Commission in opposition of the request. She stated she was representing a majority of the residents of Maywood Manor and the West Little Rock Collation of Neighborhoods. She stated the site was located within an island and not the City of Little Rock. She stated the West Pulaski Fire Department had not be informed of the proposed development nor provided comments for the proposed development. She stated traffic was a concern of the neighborhood. She stated presently it was difficult to exit the neighborhood and residents were forced to wait several minutes before pulling onto Highway 10. She stated the neighborhood was concerned with commercialization of the Highway 10 Corridor which was generating additional traffic on the roadway. She stated currently there were a number of vacant commercial buildings located along Cantrell Road. She stated she did not feel the City should add additional commercial activity until the existing spaces were filled. She stated the site was not located at a major intersection which was the intent of a Commercial Node. She stated the site was identified as an existing Business Node and not a Commercial Node. She stated the Existing Business Node was to recognize existing businesses and not necessarily expand the uses to allow additional businesses. She stated the hours of operation from 6:00 am to 11:00 pm seven days per week were intense. She questioned what business needed to be open until 11:00 pm. She requested the Commission allow the existing lease space to be filled before changing the landscape of Highway 10. Ms. Janus Argo addressed the Commission in opposition of the request. She stated a previous speaker had misspoke and indicted Highway 10 as 1-10. She stated the misstatement was not far from the truth. She stated traffic speeds in the area were excessive. She stated there had been a number of traffic accidents many resulting the death. She stated the area did not need additional commercial development since there were a number of unfilled commercial buildings in the area. Mr. Ross Phillips stated the developer would contact the area fire department and pay the fees for service. He stated there were a number of sites vacant for office uses and presently the demand for office on Highway 10 was not there. He stated the traffic in the area was going to increase even if this site was not developed as a commercial development. He stated the developer intended to develop a center with neighborhood 7 FILE NO_: Z-8118 [Cont. commercial activities and not a destination shopping center. He stated growth cannot be limited based on traffic. There was a general discussion by the Commission concerning the proposed uses of the site. Commissioner Yates stated there were a number of uses listed in CA which were not neighborhood compatible. He stated the proposed uses were too broad. Mr. Desiderio Juarez the developer indicated he was willing to strike a number of the proposed uses. He stated the development was intended to serve the needs of the area residents. He stated his desire was to help the community and offer services needed by the community. The Commission questioned if a deferral was in order to allow Mr. Juarez to limit the proposed uses of the site. Several Commissioners indicated this would not change their vote even if the uses were limited. A motion was made to approve the request. The motion failed by a vote of 5 ayes, 4 noes and 2 absent.