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HomeMy WebLinkAboutZ-8170 Staff AnalysisFILE NO.: Z-8170 NAME: Pinnacle at Maumelle Long -form Conceptual PCD LOCATION: Located North of Highway 10 and North and West of Pleasant Grove DEVELOPER: LRG Investment, LLC 404 East Kiehl Sherwood, AR ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.56 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE UMBER OF LOTS: 6 R-2, Single-family Single-family residential PCD FT. NEW STREET: 915 LF C-2 and 0-2 uses and the allowance of a convenience store. VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The developer is proposing to construct a cul-de-sac northwest through the middle of the property to develop six (6) lots. Lots 1 and 6 would develop using C-2 uses and the allowance of a convenience store on either lot. Lots 2 through 5 would develop using 0-2 uses with the allowance of 10 percent of the total building square footage to be an accessory uses as allowed per the 0-2 zoning district. The request also includes utilizing the existing office and parking for an office use until the property is redeveloped. The lots are indicated in excess of three (3) acres; ranging from 3.01 to 11.49 acres. FILE NO.: Z-8170 (Cont. B. EXISTING CONDITIONS: The site was formerly used as a golf driving range and there is a single building located near the southwestern portion of the site. The area has a mixture of uses and zoning. A number of the properties in the area are zoned AF. There are two commercially zoned properties located to the west, a site zoned C-1 which is vacant and a site zoned PCD which is developed with a number of buildings which allows C-1 uses, limited outdoor storage and auto sales, as allowable uses for the site. 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 site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: 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. 2. The proposed land use would classify Pleasant Grove Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalk with the planned development. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Pleasant Grove Road including 5-foot sidewalk with the planned development. Pleasant Grove Road should be constructed to a collector street standard. 5. The property shows to be in the 100-year floodplain. Contact Sherman Smith with Pulaski County Road and Bridge at 340-6800 for additional floodplain information. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Pinnacle Place should be designed to commercial street standard with sidewalks on both sides per the Master Street Plan. 8. The minimum Finish Floor elevation is required to be shown on plat. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. K FILE NO.: Z-8170 (Cont. 10. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Due to the commercial use of the properties, the cul de sac should be extended to Lot 7. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Sewer service will not be provided by Little Rock Wastewater Utility. Provide details of how wastewater collection and treatment will be handled. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and additional fire hydrant(s) will be required in order to provide service to this property. Adequate easements or rights -of -way will be required for installation of water facilities. 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. Outside the City of Little Rock Fire Service Boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. County Planning: No comment received. 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 Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Conceptual Planned Commercial Development for office and commercial uses. A land use plan amendment for a change to Office and Commercial is a separate item on this agenda (LU07-29-01). 3 FILE NO.: Z-8170 Cont. Master Street Plan: Highway 10 is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Highway 10 since it is a Principal Arterial. Pleasant Grove Road is shown as a Local Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, ll, or III Bikeways are not in the immediate vicinity of the development. 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. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan must comply with the Highway 10 Overlay District Requirements. 3. This site plan will be used for all parcel permitting; buffers and landscaping requirements to be administered as a whole project. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) 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 stated platted building lines for commercial and office subdivision lots located outside the city limits but within the planning jurisdiction were to be at least 45-feet from the street right of way. Staff also stated the depth and width for commercial lots located outside the City limits but within the planning jurisdiction were to be one hundred feet of frontage by one hundred fifty feet in depth. Staff stated no commercial or office lot was allowed a depth exceeding three times the width. Staff stated Lots 2, 3, 9 and 10 were indicated with an increased lot depth to width ratio. Staff stated pipe stem lots were prohibited in office or commercial subdivision. Staff stated Lot 7 was indicated as a pipe stem lot. Staff stated the ordinance also stated in the interest of efficient traffic circulation, and to ensure a suitable relationship between the street system and the proposed commercial use, blocks in commercial and office subdivisions were generally to be not less than six hundred feet or more than one thousand feet in length. Staff stated Cul-de-sacs were not permitted as termination devices for commercial streets. Public Works comments were addressed. Staff stated dedication per the Master Street Plan would be required. Staff also stated dedication of right of way would be required on Pleasant Grove Road. Staff stated Pinnacle Place should be constructed to Master Street Plan standard for a commercial street. N FILE NO.: Z-8170 (Cont. Landscaping comments were addressed. Staff stated the developments would be required with minimum ordinance standards at the time of development including the Highway 10 Design Overlay and the zoning and landscape Ordinances. Staff stated the site was being reviewed as a unified development and each lot development would be required to fully comply with minimum ordinance standards. 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 February 8, 2007, Subdivision Committee meeting. The applicant has amended the plat to eliminate the variance request for a pipe stem lot, the lot depth to width ratio and the increased length of a commercial cul-de-sac. The proposed platted building lines have been indicated at 45-feet as required by the Subdivision Ordinance. The site plan also includes the location of the floodway and the lots located within the flood plain have been indicated with a minimum floor elevation as required by ordinance. The plan has been reduced from ten lots to six lots. The applicant is proposing a conceptual PCD to establish uses and create lots for future development. In the interim, the applicant is seeking approval of utilization of the existing office building as an office use as allowed the 0-2 zoning district. The future development plan includes the construction of a 915 foot commercial cul-de-sac street to serve the six lots. No driveway access is proposed from Highway 10 and all the proposed lots will be served by the new street. Lots 1 and 6 are proposed for future commercial development utilizing C-2 uses with the addition of a convenience store. The remaining lots (Lots 2 — 5) are proposed to develop utilizing 0-2 uses with the allowance of 10 percent accessory uses as allowable uses. As each development plan is secured, the applicant will amend the PCD to establish building footprints, parking areas and proposed landscape areas. According to the applicant, Lots 1 and 6 will fully comply with the Highway 10 Design Overlay District requirements. Lots 2 — 5 will comply with typical development standards of the 0-2 zoning district with regard to setback and the City's minimum landscape and buffer ordinances will be adhered to. Staff is supportive of the request. Adjacent and to the west of the site are commercial uses in an existing Business Node. To the east of the site is a PCD zoned property zoned to allow a gift shop. The nearest commercial in the area is located approximately one mile from this site. Staff feels with the new homes in the area and the lake located nearby, there could be a demand for additional commercial in the area. To staffs knowledge, there are no outstanding issues associated with the request. Staff feels the rezoning of this site to PCD to allow a conceptual plan to establish uses and create a plat will not negatively impact any adjoining property or the area. R FILE NO.: Z-8170 (Cont. 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 above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present representing the request. 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 above agenda staff report. 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 9 ayes, 0 noes and 2 absent. 101 March 1, 2007 ITEM NO.: 18.1 NAME: Pinnacle at Maumelle Long -form Conceptual PCD FILE NO.: Z-8170 LOCATION: Located North of Highway 10 and North and West of Pleasant Grove DEVELOPER: LRG Investment, LLC 404 East Kiehl Sherwood, AR ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.56 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 6 R-2, Single-family Single-family residential PCD FT. NEW STREET: 915 LF C-2 and 0-2 uses and the allowance of a convenience store. VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The developer is proposing to construct a cul-de-sac northwest through the middle of the property to develop six (6) lots. Lots 1 and 6 would develop using C-2 uses and the allowance of a convenience store on either lot. Lots 2 through 5 would develop using 0-2 uses with the allowance of 10 percent of the total building square footage to be an accessory uses as allowed per the 0-2 zoning district. The request also includes utilizing the existing office and parking for an office use until the property is redeveloped. The lots are indicated in excess of three (3) acres; ranging from 3.01 to 11.49 acres. March 1, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-8170 The site was formerly used as a golf driving range -and there is a single building located near the southwestern portion of the site. The area has a mixture of uses and zoning. A number of the properties in the area are zoned AF. There are two commercially zoned properties located to the west, a site zoned C-1 which is vacant and a site zoned PCD which is developed with a number of buildings which allows C-1 uses, limited outdoor storage and auto sales, as allowable uses for the site. 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 site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: 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. 2. The proposed land use would classify Pleasant Grove Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalk with the planned development. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Pleasant Grove Road including 5-foot sidewalk with the planned development. Pleasant Grove Road should be constructed to a collector street standard. 5. The property shows to be in the 100-year floodplain. Contact Sherman Smith with Pulaski County Road and Bridge at 340-6800 for additional floodplain information. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Pinnacle Place should be designed to commercial street standard with sidewalks on both sides per the Master Street Plan. 2 March 1, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-8170 8. The minimum Finish Floor elevation is required to be shown on plat. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Due to the commercial use of the properties, the cul de sac should be extended to Lot 7. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Sewer service will not be provided by Little Rock Wastewater Utility. Provide details of how wastewater collection and treatment will be handled. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and additional fire hydrant(s) will be required in order to provide service to this property. Adequate easements or rights -of -way will be required for installation of water facilities. 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. Outside the City of Little Rock Fire Service Boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. County Planning: No comment received. 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 Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied 3 March 1, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont. FILE NO.: Z-8170 for a Conceptual Planned Commercial Development for office and commercial uses. A land use plan amendment for a change to Office and Commercial is a separate item on this agenda (LU07-29-01). Master Street Plan: Highway 10 is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Highway 10 since it is a Principal Arterial. Pleasant Grove Road is shown as a Local Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, Il, or III Bikeways are not in the immediate vicinity of the development. 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. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan must comply with the Highway 10 Overlay District Requirements. 3. This site plan will be used for all parcel permitting; buffers and landscaping requirements to be administered as a whole project. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) 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 stated platted building lines for commercial and office subdivision lots located outside the city limits but within the planning jurisdiction were to be at least 45-feet from the street right of way. Staff also stated the depth and width for commercial lots located outside the City limits but within the planning jurisdiction were to be one hundred feet of frontage by one hundred fifty feet in depth. Staff stated no commercial or office lot was allowed a depth exceeding three times the width. Staff stated Lots 2, 3, 9 and 10 were indicated with an increased lot depth to width ratio. Staff stated pipe stem lots were prohibited in office or commercial subdivision. Staff stated Lot 7 was indicated as a pipe stem lot. Staff stated the ordinance also stated in the interest of efficient traffic circulation, and to ensure a suitable relationship between the street system and the proposed commercial use, blocks in commercial and office subdivisions were generally to be not less than six hundred feet or more than one 0 March 1, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-8170 thousand feet in length. Staff stated Cul-de-sacs were not permitted as termination devices for commercial streets. Public Works comments were addressed. Staff stated dedication per the Master Street Plan would be required. Staff also stated dedication of right of way would be required on Pleasant Grove Road. Staff stated Pinnacle Place should be constructed to Master Street Plan standard for a commercial street. Landscaping comments were addressed. Staff stated the developments would be required with minimum ordinance standards at the time of development including the Highway 10 Design Overlay and the zoning and landscape Ordinances. Staff stated the site was being reviewed as a unified development and each lot development would be required to fully comply with minimum ordinance standards. 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 February 8, 2007, Subdivision Committee meeting. The applicant has amended the plat to eliminate the variance request for a pipe stem lot, the lot depth to width ratio and the increased length of a commercial cul-de-sac. The proposed platted building lines have been indicated at 45-feet as required by the Subdivision Ordinance. The site plan also includes the location of the floodway and the lots located within the flood plain have been indicated with a minimum floor elevation as required by ordinance. The plan has been reduced from ten lots to six lots. The applicant is proposing a conceptual PCD to establish uses and create lots for future development. In the interim, the applicant is seeking approval of utilization of the existing office building as an office use as allowed the 0-2 zoning district. The future development plan includes the construction of a 915 foot commercial cul-de-sac street to serve the six lots. No driveway access is proposed from Highway 10 and all the proposed lots will be served by the new street. Lots 1 and 6 are proposed for future commercial development utilizing C-2 uses with the addition of a convenience store. The remaining lots (Lots 2 — 5) are proposed to develop utilizing 0-2 uses with the allowance of 10 percent accessory uses as allowable uses. As each development plan is secured, the applicant will amend the PCD to establish building footprints, parking areas and proposed landscape areas. According to the applicant, Lots 1 and 6 will fully comply with the Highway 10 Design Overlay District requirements. Lots 2 — 5 will comply with typical development standards of the 0-2 zoning district with regard to setback and the City's minimum landscape and buffer ordinances will be adhered to. Staff is supportive of the request. Adjacent and to the west of the site are commercial uses in an existing Business Node. To the east of the site is a PCD 5 March 1, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont. FILE NO.: Z-81 zoned property zoned to allow a gift shop. The nearest commercial in the area is located approximately one mile from this site. Staff feels with the new homes in the area and the lake located nearby, there could be a demand for additional commercial in the area. To staffs knowledge, there are no outstanding issues associated with the request. Staff feels the rezoning of this site to PCD to allow a conceptual plan to establish uses and create a plat will not negatively impact any adjoining property or the area. 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 above agenda staff report. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present representing the request. 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 above agenda staff report. 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 9 ayes, 0 noes and 2 absent. [e March 1, 2007 ITEM NO.: 18 FILE NO.: LU07-29-01 Name: Land Use Plan Amendment - Barrett Planning District Location: The northwest corner of Highway 10 and Pleasant Grove Road Request: Single Family and Suburban Office to Commercial and Office Source: Joe White, White-Daters PROPOSAL / REQUEST: Land Use Plan amendment in the Barrett Planning District from Single Family and Suburban Office to Commercial and Office. Commercial includes a broad range of retail activities. Office represents services provided directly to consumers. The application is for a mixture of commercial and office uses using the Planned Zoning District process. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area immediately west of the application. With these changes, the entirety of the Suburban Office would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is outside of the city limits and is currently zoned R-2 Single Family. It is 22 acres ± in size and is currently used for a driving range and three single family houses in varying stages of repair. This area is outside of the Little Rock city limits, so most of the surrounding area is either zoned R-2 Single Family or AF Agricultural Forestry District. Most of this area is either undeveloped or developed with single family houses. West and adjacent to this area is zoned C-1 and PCD Planned Commercial Development for a small commercial center. Another PCD Planned Commercial Development is just east of this area for a small store called Twigs. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The area is currently planned for Single Family and Suburban Office. To the west is a small area of Commercial. On the south side of the intersection of Highway 10 and Goodson Road is an area of Neighborhood Commercial. There is a large strip of Park/Open Space north of this area to represent Nowlin Creek's floodplain. The remaining surrounding areas are planned for Single Family. Ordinance 19,257 was passed on January 4, 2005 to amend the western portion of Neighborhood Commercial on the north side of Highway 10 near Goodson Road and the Single Family immediately north to Commercial with a required Planned Zoning March 1, 2007 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LU07-29-01 District for any development in the Commercial area. This ordinance also amended the eastern portion of Neighborhood Commercial on the north side of Highway 10 near Goodson Road and the Single Family immediately north to Suburban Office. These areas are just west of the current application. Ordinance 18,994 was passed on December 2, 2003 to amend the eastern portion of Low Density Residential at the southwest corner of Highway 10 and Ferndale Cutoff to Commercial for future development. MASTER STREET PLAN: Highway 10 is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Highway 10 since it is a Principal Arterial. Pleasant Grove Road is shown as a Local Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets" and have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. BICYCLE PLAN: There are no bike routes in the immediate vicinity. PARKS: The property under review is not located in a recognized Park Planning District and there are no existing or proposed parks in the immediate vicinity. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 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. 2 March 1, 2007 SUBDIVISION ITEM NO.: 18 (Cont. ANALYSIS: FILE NO.: LU07-29-01 The amendment area is outside of the city limits and near the edge of Little Rock's extraterritorial jurisdiction boundary. The area has remained rural and undeveloped despite a few small commercial developments along Highway 10. This area is surrounded to the north and west by the Nowlin Creek watershed, which limits the possibility of expanded development in these directions. This area has been a commercial node at least since 2002 when this area was added to the Future Land Use Plan. In 2004, the Future Land Use Plan was amended at the intersection of Goodson Road and Highway 10 from Neighborhood Commercial and Single Family to Commercial and Suburban Office. The current expanded application would change that Suburban Office and some Single Family to the east to Commercial and Office. Changing this area from Suburban Office and Single Family to Commercial and Office would increase the use intensity of this intersection. The Suburban Office that is currently shown on the plan was intended to buffer the single family houses from the Commercial. This amendment would not only remove that buffer but also increase the amount of Commercial shown on the Plan for this area. There is currently 5.5 acres of Commercial, 6.4 acres of Suburban Office and 3.1 acres of Neighborhood Commercial at the intersection of Highway 10 and Goodson Road. This amendment would add approximately 15 acres of Commercial to the area. The Suburban Office would be replaced with approximately 7 acres of Office to the north of the Commercial. This amendment would be building on the existing Commercial at this location. This location is the first commercial area upon entering the City of Little Rock's extraterritorial jurisdiction along Highway 10 from the west. The combination of Lake Maumelle and its sailing clubs, the Alotian Golf Course and new residences to the west of this area have created a demand for more commercial in this area. The existing Commercial on the Future Land Use plan is all developed at this location. A new commercial development designed to respect the large lot single family to the east could be a positive to this commercial node. The proposed Office in this amendment will also need to be designed with respect to the existing Nowlin Creek floodplain. These concerns regarding Nowlin Creek cause staff to believe Suburban Office would be more suitable than Office at this location. This would mean no net change in office classification with this amendment. Along Highway 10, Commercial areas exist one to one and a half miles from each other. Having Commercial at this location would be consistent with the existing Commercial node spacing along Highway 10, since the closest Commercial center is the Kings One Stop which is a mile east of this location. Besides these two Commercial nodes, most of the surrounding areas are either planned for Single Family or Park/Open Space. 3 March 1, 2007 SUBDIVISION ►I 511110 . [ens Ali FILE NO.: LU07-29-01 There is an abundance of undeveloped Single Family land in this region but little to no vacant Commercial land available. On January 20, 2004, Ordinance 19,041 was passed. This ordinance extended the Highway 10 Scenic Corridor Design Overlay district west from Highway 300 to the western line of the Planning Boundary. The extension of the overlay includes the amendment area and will be subject to the overlay requirements including strict landscaping requirements, building setbacks, and a limit on curb cuts on Highway 10. Ordinance 19,257 amended the western portion of Neighborhood Commercial on the north side of Highway 10 near Goodson Road and the Single Family immediately north to Commercial with a required Planned Zoning District for any development in the Commercial area. Like that amendment, a Planned Zoning Development requirement would be appropriate with a change to Commercial at this amendment site. Staff believes that the Planned Zoning District is desirable for this location due to the location near a significant floodplain and single family homes on large lots. Using the PZD process, needed commercial services can be reviewed to assure compatibility with the surrounding area protecting both the natural environment and rural nature of the vicinity. NEIGHBORHOOD COMMENTS: Staff has received one comment opposed to the change from area residents. STAFF RECOMMENDATIONS: Staff believes Commercial is appropriate with a required Planned Zoning Development and Suburban Office rather than Office. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant amended the application to Commercial with a Planned Zoning District and Suburban Office. The amended application was placed on the consent agenda for approval. The consent agenda was approved by a vote of 9 for, 0 against with 2 absent. 51 ITEM NO.: 18. Z-8170 NAME: Pinnacle at Maumelle Long -form Conceptual PCD LOCATION: located North of Highway 10 and North and West of Pleasant Grove 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 notice must be mailed no later than February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. Provide the total area of each of the proposed lots. 3. Prior approval from the Arkansas Health Department concerning the proposed wastewater treatment system. 4. Indicate the drive location for proposed Lot 5. 5. Platted building lines for commercial and office subdivision lots located outside the city limits but within the planning jurisdiction shall be at least 45-feet from the street right of way. (Section 31-286(a)) 6. The depth and width for commercial lots located outside the City limits but within the planning jurisdiction shall be at one hundred feet of frontage by one hundred fifty feet in depth. In all instances, no commercial or office lot shall have a depth exceeding three times the width (Lots 2, 3, 9 and 10). Pipe stem lots are prohibited in office or commercial subdivision (Lot 7). (Section 31-284(b)) 7. In the interest of efficient traffic circulation, and to ensure a suitable relationship between the street system and the proposed commercial use, blocks in commercial and office subdivisions shall generally be not less than six hundred feet or more than one thousand feet in length. Cul-de-sacs shall not be permitted as termination devices for commercial streets. (Section 31-285) 8. Provide the location of the floodway. 9. Future developments must comply with the typical minimum requirements of the Highway 10 Design Overlay District. Variance/Waivers: Plat Variance — 1. A variance from the Subdivision Ordinance to allow the creation of a pipe stem lot. (Section 31-284(b)) 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. 2. The proposed land use would classify Pleasant Grove Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. Item # 18 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalk with the planned development. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Pleasant Grove Road including 5-foot sidewalk with the planned development. Pleasant Grove Road should be constructed to a collector street standard. 5. The property shows to be in the 100-year floodplain. Contact Sherman Smith with Pulaski County Road and Bridge at 340-6800 for additional floodplain information. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Pinnacle Place should be designed to commercial street standard with sidewalks on both sides per the Master Street Plan. 8. The minimum Finish Floor elevation is required to be shown on plat. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Due to the commercial use of the properties, the cul de sac should be extended to Lot 7. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Sewer service will not be provided by Little Rock Wastewater Utility. Provide details of how wastewater collection and treatment will be handled. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and additional fire hydrant(s) will be required in order to provide service to this property. Adequate easements or rights -of -way will be required for installation of water facilities. 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. Outside the City of Little Rock Fire Service Boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. County Planning: No comment received. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Item # 18 Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Conceptual Planned Commercial Development for office and commercial uses. A land use plan amendment for a change to Office and Commercial is a separate item on this agenda (LU07-29-01). Master Street Plan: Highway 10 is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Highway 10 since it is a Principal Arterial. Pleasant Grove Road is shown as a Local Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan must comply with the Highway 10 Overlay District Requirements. 3. This site plan will be used for all parcel permitting; buffers and landscaping requirements to be administered as a whole project. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 18