Loading...
HomeMy WebLinkAboutZ-8433 Staff AnalysisFILE NO.: Z-8433 NAME: Pfeifer Long -form POD LOCATION: Located on the Northwest corner of Cantrell Road and LaMarche Drive/Taylor Loop Road West DEVELOPER: Pfeifer Development Company 16623 Cantrell Road Little Rock, AR 72223 White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.37 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE Accessory Uses buildings NUMBER OF LOTS: 4 R-2, Single-family Single-family Residential R FT. NEW STREET: 550 LF 0-3, General Office District Uses with the allowance of the 10% identified in the 0-3, General Office Zoning District in selected VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: A preliminary plat application was filed for this site to be heard by the Little Rock Planning Commission at their February 5, 2009, public hearing. The applicant withdrew the plat request prior to the Commission hearing the item. A. PROPOSAL/REQUEST: The developer is proposing to subdivide the property into four (4) office lots. The three lots fronting Cantrell Road are approximately two (2) acres and meet the Highway 10 Design Overlay District with regard to lot size and setbacks. Lot 4 at the rear is planned for a large office user. Uses for the development include 0-3, FILE NO.: Z-8433 (Cont. General Office District uses. Lots 3 and 4 include 0-3, General Office District uses and the allowance of ten percent of the floor area as an accessory use as identified under the 0-3, General Office Zoning District. The developer has met with the traffic engineers and worked through the driveway spacing and location criteria per the Highway 10 Design Overlay District. Due to the development of the school on the south side of Cantrell Road and the fact that no access will be taken by the school directly from Cantrell Road, the traffic engineers suggested the driveway locations as indicated on the plan. These locations do not meet the typical spacing requirement per the Highway 10 Design Overlay District of 300 feet. B. EXISTING CONDITIONS: The site is a pasture with a few trees located along the western perimeter near Cantrell Road. East of the site is a single-family home located on acreage and west of the site are a number of residences including site built and manufactured homes. At the southwest corner of Cantrell and Taylor Loop Roads a new elementary school is currently under construction. Abutting the new school to the west is a single-family subdivision, Montagne Court and a newly developing office parking with four (4) office buildings. To the west of the site is the Ranch Development, an area developing as an office and commercial node. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Coalition of West Little Rock Neighborhoods, 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS 1. Cantrell Road 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. Due to the proposed use of the property, the Master Street Plan specifies that LaMarche Drive must be constructed to meet commercial street standards. Dedicate right-of-way of 60 feet following construction. At principal arterial/collector street (commercial street) intersections, an additional 10 feet of right-of-way, measured from the centerline of the right- of-way shall be dedicated for a right turn lane. This additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of- way. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to LaMarche Drive E FILE NO.: Z-8433 (Cont. including 5-foot sidewalks on each side with the planned development. The right turn lane should be constructed with 150 feet of stack and a 75-foot taper. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and on both sides of the western access easement. 5. Storm water detention ordinance applies to this property. Staff needs to meet with the engineer to discuss the proposed storm water detention plan. 6. Sidewalks with appropriate handicap ramps are required to be installed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. 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. A variance to the Land Alteration Regulation will be required to be obtained if grading of all lots is desired when construction is imminent on one of the lots. 9. 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. 10. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 13. Streetlights are required by Section 31-403 of the Little Rock code. 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. 14. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required. 15. A 20-foot radial dedication of right-of-way and/or access easement is required at the proposed intersections. 16. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 17. 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). 18. The 2-way traffic on the west side of Lot 3 at eastern driveway off Cantrell Road creates a traffic conflict. The traffic flow on Lot 3 should be redesigned. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension with easements is required to serve Lots 1, 2 and 3. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerav: 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. A water main extension will be required to serve portions of this development. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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: Planninq ❑ivision: This request is located in the Pinnacle Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Long Form Planned Office Development. n FILE NO.: Z-8433(Cont.) 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. Cantrell Road may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this area. 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. The site plan must comply with the City's landscape and buffer ordinance and the Highway 10 Design Overlay District requirements. 2. The Highway 10 Design Overlay District requires a twenty-five (25') foot wide perimeter landscape strip around the sites entirety. 3. The zoning buffer ordinance requires a thirty-nine (39') foot wide land use buffer along the eastern and western property lines. Seventy percent (70%) of this area must remain undisturbed. 4. The zoning buffer ordinance requires a fifty -foot (50) wide land use buffer along the northern property line. Seventy percent (70%) of this area must remain undisturbed. Easements cannot count towards meeting this minimal amount. 5. The landscape ordinance requires a minimum nine -foot wide (9') landscape strip between each of the lots. Approval from the City Beautiful Commission must be obtained prior to the issuance of a building permit to allow a lesser landscape strip. 6. 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, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. This sites combined parking numbers exceed one hundred and fifty spaces; therefore, the interior islands need to be a minimum of three hundred square feet (300) in area to receive credit towards the minimal landscape ordinance requirements. 8. This site must have one half (1/2) of the total on site newly planted trees to be a minimum of three inches (3") in diameter. 5 FILE NO.: Z-8433 (Cont. 9. For buildings greater than forty feet (40') in height, at least one-third (1/3) of the trees to be planted in the building landscaping area should be of a species with a mature height of greater than thirty feet (30'). 10. An automatic irrigation system to water landscaped areas will be required. 11. 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. G. SUBDIVISION COMMITTEE COMMENT: (February 26, 2009) Mr. Joe White was present. Staff presented an overview of the development stating there were a few outstanding technical issues associated with the request. Staff stated they had met with Mr. White and Mr. Pfeifer prior to the Committee meeting and outlined a number of their concerns. Staff stated the buildings located on Lot 1 did not comply with the typical building setback required per the Highway 10 Design Overlay District. Staff requested Mr. White provide the typical 30-foot building setback. Staff also stated Lot 1 was indicated with the potential of a commercial development. Staff stated the plan as proposed included a variance from the Highway 10 Design Overlay District to allow a reduced driveway spacing. Public Works comments were addressed. Staff stated the boundary street ordinance would require dedications and street construction per the Master Street Plan for the abutting streets. Staff also stated the storm water detention ordinance would apply to the development of the site. Staff stated streetlights were required per City ordinances. Staff stated all plans for work in the right of way were to be approved by the Highway Department prior to beginning construction. Landscaping comments were addressed. Staff stated the site was located within the Highway 10 Design Overlay District. Staff stated the front yard landscape strip and side yard landscape strips were indicated in compliance with the typical standards of the Overlay. Staff stated the buffer ordinance would require the placement of a 50-foot landscape strip along the rear of Lot 4. Staff noted easements could not count in computing the depth of the landscape strip. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 26, 2009, Subdivision Committee meeting. The building setbacks have been indicated to comply with the Highway 10 Design Overlay District standards. The revised site plan has indicated a land use buffer of L•� FILE NO.: Z-8433 (Cont. 50-feet along the northern perimeter of Lot 4. Notes on the site plan indicate compliance with the Public Works comments. The development is proposed with four (4) lots for future development of an office park. Lots 1 — 3 all front on Highway 10 and are indicated in excess of the two -acre minimum lot size required per the Highway 10 Design Overlay District. The buildings are indicated with a building setback in excess of 100 feet and the proposed front yard landscape area is proposed at a minimum width of 40 feet and the site plan notes the placement of a 42-inch landscape berm in this area. The building located along the western perimeter has a 30-foot building setback and a 25-foot landscape strip. The landscaped area along the LaMarche Drive Extension will include a minimum landscape strip of 15-feet. The building on Lot 1 is indicated as a two-story office building containing 33,600 square feet and 80 parking spaces. The building on Lot 2 is indicated as a single story drive in facility such as a bank with 3,550 square feet of building space and 69 parking spaces. Lot 3 will include a two-story office building containing 10,550 square feet and 110 parking spaces and Lot 4 is proposed with a five -story office building and 993 parking spaces. The maximum building height for Lots 1 — 3 is 35 feet and the maximum building height for Lot 4 is 85 feet. A note on the site plan indicates all site lighting will be low-level and directed downward and into the site away from the adjacent residential property. The uses proposed for Lots 1 and 2 are the allowed uses listed in the 0-3 zoning district without the allowance of any accessory uses. The uses proposed for Lots 3 and 4 are the allowable uses listed in the 0-3 zoning district and the allowance of ten percent of the gross floor area as an accessory use as identified in the 0-3 zoning district. The days and hours of operation are Sunday through Thursday from 7 am to 10 pm and Friday and Saturday from 7 am to 12 pm. The plan indicates a new commercial street to be constructed in two phases. The initial construction is proposed to align with the intersection improvement to the south which is currently underway as a part of the street improvements for the new West Little Rock Elementary School. The initial construction for this application will be a pavement width of 48 feet at the intersection of Cantrell Road reducing to 36-feet of pavement for approximate length of 190 feet. The remainder of the street will be completed with the final platting of Lot 4. This construction is approximately 550 feet in length from the Cantrell Road intersection. The street will be constructed in a 60-foot right of way with 36 feet of pavement. Accesses to the new street include separate drives to serve Lots 3 4. The driveway is indicated with adequate spacing to meet the typical ordinance standard. Staff is supportive of the proposed request. The site is indicated as Transition on the City's Future Land Use Plan which allows for Single Family, Multi Family and Office Development. The development is proposed as office with lot development standards consistent with the Highway 10 Design Overlay District with the exception of the driveway spacing criteria. Staff does not feel the 7 FILE NO.: Z-8433 (Cant. variation from the typical Overlay standard to allow the reduction in the driveway spacing will significantly impact the development or the area. The site to the south is developing as an elementary school and will not take access from Cantrell Road thus reducing conflicting movements. To staff's knowledge there are no outstanding technical issues associated with the request. The following chart identified the typical standards of the Highway 10 Design Overlay District and the applicant's proposal for the development. Highway 10 DOD Requirements Lot size. There shall be a minimum development tract size of not less than two (2) acres. Front yard. All principal and accessory buildings or structures are required to have a one -hundred -foot building setback from the property line abutting Highway 10. Rear yard. Rear yard shall not be less than forty (40) feet. Side yard. Side yard shall not be less than thirty (30) feet. Landscaping treatment. Landscaped areas shall attempt to incorporate existing on -site trees and shrubbery into the landscaping scheme and the plans shall indicate such incorporation. Landscaped areas shall have water sprinkler systems to maintain plant materials. Erosion retardant vegetation shall be used on all cuts and fills. Tree species to be planted within this corridor should be consistent with other species present. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the H., Applicant's proposal: The three lots fronting Cantrell Road are indicated in excess of the two -acre typical minimum lot size established by the Highway 10 Design Overlay District. The building line is indicated in excess of 100-feet. The buildings proposed are indicated in excess of the 40-foot rear yard setback. The side yard is setback proposed for the development is indicated with a minimum of 30-feet. Attempts will be made to incorporate existing on -site trees and shrubbery into the landscape scheme and plans at the time of development. All landscaped areas will have sprinkler systems installed. All erosion controls of the City will be followed. Tree species planted will be consistent with other species located in the area. The front yard is indicated with a minimum landscape area of 40-feet exclusive of the right of way. The landscaped area will contain a 42" berm, to screen the vehicular use areas per the Highway 10 Design Overlay District. FILE NO.: Z-8433 (Cont. elevation of the adjacent street. Alternative screening methods and designs must be approved by the plans review specialist. Appeals from the staff will be directed to the planning commission. Within the landscaped area trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Where a developer demonstrates that this requirement will constitute an undue hardship, a landscaped area exclusive of right-of-way may consist of a minimum of twenty-five (25) feet. In those instances only, a half -berm shall be constructed which is a minimum of three (3) feet in height with tree plantings as required herein; provided however, that this provision may only be applied to a maximum of twenty (20) percent of the highway frontage affected in the plans submitted. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yards abut a street right-of- way, a fifteen -foot landscaped strip shall be required adjacent to land zoned office and residential. A seven -foot landscaped strip shall be required when adjacent to lands zoned commercial. Signage. Signage shall comply with the provisions of Article X of Chapter 36 of the Little Rock Code of Ordinances, except as follows: Commercial development signage. Signage identifying the commercial development shall not exceed ten (10) feet in height and one hundred (100) square feet in area. All signs that are ground - mounted shall be of a monument type design. These signs may be installed in the landscaped area of the front and side yards. 9 The side and rear yards shall have a landscape strip averaging a minimum of 25-feet from the property line. Building signage will comply with signage allowed in Chapter 36 of the Little Rock Code of Ordinances. A commercial development sign will not be utilized. Each of the individual lots will place a ground mounted monument style sign within the front landscaped area to comply with the Overlay or a maximum of six feet in height and seventy-two square feet in area. FILE NO.: Z-8433 (Cont.) Commercial building signage. Each separate commercial building will be allowed a single monument ground - mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign shall be a maximum of six (6) feet in height and seventy-two (72) square feet in area. Curb cuts. Maximum, one (1) curb cut per three hundred (300) feet and no curb cut closer to an intersection than one hundred (100) feet. Lighting. Parking lot lighting shall be designed and located in such manner so as not to disturb the scenic appearance preserved in this corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods. Building sites. The maximum number of buildings per commercial development shall be measured both by minimum tract size and minimum frontage as follows: One (1) building every two (2) acres. Commercial developments and multiple building sites. In the case of a commercial development or other development involving multiple building sites, whether on one (1) or more platted lots, the above described regulations shall apply to the development as an entire tract rather than to each platted lot. Developments of this type shall be reviewed by the City through a site plan review process which illustrates compliance with this article Property, due to topography, size, irregular shapes or other constraints, such as adjacent structures or features which Lots 1 — 4 will place a single ground mounted monument style sign with in the front yard landscaped area with a maximum height of six feet and a maximum sign area of seventy-two square feet. The development proposes the placement of two drives along Cantrell Road on the common lot lines of Lots 1 and 2 and 2 and 3. The drive located on the lot line of Lots 1 and 2 is 195-feet from the drive located on the lot line of Lots 2 and 3 and the drive located on the lot line of Lots 2 and 3 is 245-feet from the intersection of LaMarche Drive. (This typical spacing is required at 100 feet.) Variation from the Overlay Standard Drive located on the lot lines of Lots 1 and 2. Lighting shall comply with the DOD standards. Lighting will be directed to the parking areas and not reflect into the adjacent neighborhoods. The site contains 18.3 acres and is proposed with four (4) lots and a single building on each of the lots. The request is to rezone the site from R-2, Single-family to POD to allow the creation of four lots with driveway spacing along 10 FILE NO.: Z-8433 Cont. significantly affect visibility, and thus cannot be developed without violating the standards of this article shall be reviewed through the planned unit development (PUD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. STAFF RECOMMENDATION: Cantrell Road which is less than the 300- foot typical standard. 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: (MARCH 19, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 11 ITEM NO.: 5. NAME: Pfeifer Long -form POD Z-8433 LOCATION: located on the Northwest corner of Cantrell Road and LaMarche Drive/Taylor Loop Road West Plannina Staff Comments: 1. Provide notification of all property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 4, 2009. The Office of Planning and Development must receive the proof of notice no later than March 13, 2009. 2. The general notes indicate the development will utilize City garbage pick-up at the street. The development will not qualify for this type of garbage collection. 3. The Highway 10 DOD typically requires the placement of a 30-foot side yard building setback. The building indicated on Lot 1 has a 25-foot building setback. 4. The Highway 10 DOD typically requires the placement of a 25-foot perimeter landscape strip along lot lines. The site plan as proposed does not include this typical landscaping. 5. The Highway 10 DOD typically requires driveway spacing of 300 feet. The drives indicated are at 230 feet and 200 feet (approximately). 6. The site plan indicates the placement of one dumpster facility. Will the other lots have dumpsters? If so please locate the dumpster pads, provide a note concerning screening and provide the days and hours of dumpster service. 7. Provide the boundary of the proposed development to include the entirety of the cul- de-sac. 8. The plan indicates Lot 3 for 0-3, General Office District and all accessory uses with no limits placed on the "commercial type" accessory uses. The site is shown as Transitional on the Future Land Use Plan which does not allow "commercial type" development. 9. Staff has concerns with the site plan as proposed for the rear lot. A five story office building does not conform to developments typically considered within the Transitional Land Use Designation. Variance/Waivers: None requested. Public Works Conditions: 1. Cantrell Road 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. Due to the proposed use of the property, the Master Street Plan specifies that LaMarche Drive must be constructed to meet commercial street standards. Dedicate right-of-way of 60 feet following construction. At principal arterial/collector street (commercial street) intersections, an additional 10 feet of right-of-way, measured from the centerline of the right-of-way shall be dedicated for a right turn Item # 5. lane. This additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to LaMarche Drive including 5-foot sidewalks on each side with the planned development. The right turn lane should be constructed with 150 feet of stack and a 75 foot taper. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and on both sides of the western access easement. 5. Storm water detention ordinance applies to this property. Staff needs to meet with the engineer to discuss the proposed storm water detention plan. 6. Sidewalks with appropriate handicap ramps are required to be installed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. 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. A variance to the Land Alteration Regulation will be required to be obtained if grading of all lots is desired when construction is imminent on one of the lots. 9. 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. 10.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 13.Streetlights are required by Section 31-403 of the Little Rock code. 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. 14. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required. 15.A 20 foot radial dedication of right-of-way and/or access easement is required at the proposed intersections. 16. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 17. 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). 18.The 2 way traffic on the west side of Lot 3 at eastern driveway off Cantrell Road creates a traffic conflict. The traffic flow on Lot 3 should be redesigned. Utilities and Fire Department/County Planning: Item # 5. Wastewater: Sewer main extension with easements is required to serve Lots 1, 2 and 3. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water time of request for water service must be met. A Capital requirements in effect at the Investment Charae based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. A water main extension will be required to serve portions of this development. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. Planning Division: This request is located Use Plan shows Transition for this property Planned Office Development. in the Pinnacle Planning District. The Land The applicant has applied for a Long Form 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. Cantrell Road may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this area. Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Item # 5. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance and the Highway 10 Design Overlay District requirements. 2. The Highway 10 Design Overlay District requires a twenty-five (25') foot wide perimeter landscape strip around the sites entirety. 3. The zoning buffer ordinance requires a thirty-nine (39') foot wide land use buffer along the eastern and western property lines. Seventy percent (70%) of this area must remain undisturbed. 4. The zoning buffer ordinance requires a fifty foot (50') wide land use buffer along the northern property line. Seventy percent (70%) of this area must remain undisturbed. Easements cannot count towards meeting this minimal amount. 5. The landscape ordinance requires a minimum nine foot wide (9') landscape strip between each of the lots. Currently, this site plan is deficient in meeting this minimum requirement. Approval from the City Beautiful Commission must be obtained prior to the issuance of a building permit to allow a lesser landscape strip. 6. 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, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. This sites combined parking numbers exceed one hundred and fifty spaces; therefore, the interior islands need to be a minimum of three hundred square feet (300) in area to receive credit towards the minimal landscape ordinance requirements. 8. This site must have one half (1/2) of the total on site newly planted trees to be a minimum of three inches (Y) in diameter. 9. For buildings greater than forty foot (40') in height, at least one-third (1/3) of the trees to be planted in the building landscaping area should be of a species with a mature height of greater than thirty feet (30'). 10. An automatic irrigation system to water landscaped areas will be required. 11. 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. 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, March 4, 2009, 2009. Item # 5.