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HomeMy WebLinkAboutZ-8611 Staff AnalysisFILE NO.: Z-8611 NAME: Rowan Cantrell Road Short -form PCD LOCATION: Located on the southeast corner of Cantrell Road and Woodland Heights Road DEVELOPER: Rowan Development LLC 10520 West Markham Street Little Rock, AR 72205 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 1.47 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD PROPOSED USE: Office and Commercial FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A variance from the City's Land Alteration Ordinance to allow an increased wall height along the southwestern perimeter of the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of a 1.47 acre tract at the corner of Cantrell Road and Woodlands Heights Road from R-2, Single-family to PCD. The applicant desires to construct a two (2) story office/retail building on the site. The first or ground floor would provide commercial retail space with C-3, General Commercial District uses (including a potential restaurant user). The second floor space would be for office use. The building would be 14,784 square feet with 7,392 square feet per floor. The site plan indicates access from Woodlands FILE NO.: Z-8611 (Cont. Heights Road and Cantrell Road. The site plan indicates right of way dedication on both streets as required by the Master Street Plan. The site falls approximately 25-feet from the south to the north which will necessitate the construction of a series of retaining walls to accommodate the building and driveway from Woodland Heights Road. The ground floor elevation will be approximately 516.0 feet. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow the wall height to exceed the 15-foot typical maximum height allowed. The site will provide 61 parking spaces. A dumpster will be located on the site. The hours of service will be limited to daylight hours. B. EXISTING CONDITIONS: The site is located on the south side of Cantrell Road at the intersection of Cantrell Road and Woodlands Heights Road. The property is heavily wooded and contains a single-family home. The property to the east is an office building with a drive -through banking facility. West of the site is a convenience store with a fast food restaurant. Further west is a shopping center. North and south of the site are office uses including additional banking facilities and medical offices. Further south of the site is Christ the King Church and school. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pleasant Valley Property Owners Association and the Walton Heights Property Owners Association 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 Woodland Heights Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 30 foot radial dedication of right-of-way is required at the intersection of Woodland Heights Road and Cantrell Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Woodland Heights Road including 5-foot sidewalk with the planned development. The 2 FILE NO.: Z-8611 (Cont.) new back of curb should be located 18 feet from the centerline. Back of sidewalk should be placed at property line. 5. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5-foot sidewalk with the planned development. The curb and gutter location adjacent to the property to the east of the subject property should be extended to Woodland Heights Road. Back of sidewalk should be placed at property line. 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). 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. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. 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. 15. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. E. UTILITIES AND FIRE_DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. 3 FILE NO.: Z-8611 (Cont. 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. The Little Rock Fire Department needs to evaluate this site to determine if addition public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. A CIC for the 12-inch main in Cantrell Road applies to all connections to the main in Cantrell Road. Due to the nature of this facility, installation of an approved reduced pressure zone backfiow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly tester licensed by the State of Arkansas and approved by CAW- The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backfiow prevention requirements for this project. 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. Count Plannina: No comment. CATA: The site is located along CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from R-2 to PCD. Each Planned Zoning District is to be 9 LE NO.: Z-8611 (Cont. reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. 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. Woodland Heights Road is a Local Street. 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". These streets have a design standard the same as a Collector. These streets 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The proposed green space around the sites entirety is less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. 3. The Highway 10 Overlay District requires a forty foot (40') wide landscape strip along Arkansas Highway 10. 4. Areas set aside for buffer and landscaping appear to meet with the landscape ordinance. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Frank Riggins of Crafton Tull and Sparks was present representing the request. Staff presented an overview of the development stating there were a number of technical issues in need of addressing prior to the Commission acting on the request. Staff stated the site was located within the Highway 10 DOD which required a minimum landscape strip of 40-feet along Cantrell Road and 25-feet on the remaining site's perimeters. Staff also stated the DOD required a minimum building setback of 100-feet from Cantrell Road. Staff stated the site plan was not meeting these minimum requirements. Staff also requested the applicant define the proposed uses for the site. Public Works comments were addressed. Staff stated a dedication of right of way was required on both Cantrell Road and Woodland Heights Road. Staff also stated street construction on Cantrell Road was required at the time of development. Staff questioned if retaining walls would exceed 15-feet in height. Staff also stated a grading permit would be required at the time of development. 5 FILE NO.: Z-8611 (Cont.). Landscaping comments were addressed. Staff stated the site development was to comply with the minimum standards of the Highway 10 DOD, the Zoning and Buffer Ordinance and the Landscape Ordinance. 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 issues raised at the November 24, 2010, Subdivision Committee meeting. The revised plan has decreased the size of the building, increased the landscaped areas and indicated the building with a 100-foot setback from Cantrell Road. The request includes the allowance of 0-2, Office and Institutional and C-3, General Commercial uses as allowable uses. The applicant has indicated the 0-2, Office and Institutional uses will occupy the upper floor. The building is proposed containing 14,784 square feet with a building footprint of 7,392 square feet. The building is proposed two stories with a maximum building height of 30-feet. The site plan indicates the placement of 61 parking spaces. The parking typically required for a mixed use development would be 65 parking spaces based on one parking space per 225 square feet of gross floor area. Staff does not feel the four lesser parking spaces will significantly impact the development. Staff is supportive of the parking as proposed. The applicant is proposing the placement of a single ground sign within the front yard landscape area. The sign as proposed does comply with the Highway 10 Design Overlay standards for a single business. The Overlay allows for a maximum sign height of six (6) feet and a maximum sign area of seventy-two (72) square feet. Building signage is proposed as allowed in commercial zones or a maximum of ten (10) percent of the facade area. The Highway 10 Design Overlay District regulates building setbacks and landscaped areas. The Overlay states the front setback is to be 100-feet with a 40-foot rear yard setback and 30-foot side yard setback. The building setbacks as proposed comply with typical ordinance standards. The Overlay requires the placement of a 40-foot front yard landscape area and the remaining perimeters are to be 25-feet. The Overlay allows street buffers to be reduced to seven (7) feet when adjacent to lands zoned commercially, Woodlands Heights Road. The landscape ordinance requires the I)iacement of a nine (9) foot landscape strip adjacent to paved areas. The Overlay states trees are to be planted or existing at least every twenty feet and have a minimum of R FILE NO.: Z-8611 {Cont. two inches in diameter when measured twelve inches from the ground at time of planting. The site plan indicates the placement of a thirty (30) foot landscape strip within the front yard setback and a fifteen (15) foot landscape strip on the remaining perimeters. The applicant has indicated due to the size of the lot the reduced landscape strips are necessary to allow the site to develop. Within the front yard and along Woodlands Heights Road a berm 42 inches above finished grade will be constructed. Within the landscaped area four (4) inch caliper deciduous trees will be planted 30-feet on center. Within the eastern and southern perimeters six to (6) eight (8) foot tall evergreen trees will be planted fifteen (15) foot on center. The site plan indicates the placement of a retaining wall along the southern perimeter of the site. The wall is proposed with a maximum height of sixteen (16) feet and will step down from west to east. The Land Alteration Ordinance typically does not allow wall heights to exceed fifteen (15) feet. The wall height as proposed will require a variance from the Land Alteration Ordinance. Staff is supportive of the variance request. Although there are variations from the typical standards of the Highway 10 Design Overlay District staff is supportive of the request. The site is a small site with a significant change in elevation from north to south. In addition the applicant is being required to dedicate 15-feet of right of way to meet the Master Street Plan requirement for an arterial streets and an additional 15-feet of right of way to allow for the addition of a third lane at some point in the future. Based on the applicant's plan to increase the size of plantings and the number of plantings within the landscaped areas staff feels this will visually enhance the site and minimize any impact of a lesser planting strip. The site plan also indicates the placement of a berm along Cantrell Road and along Woodland Heights Road which staff feels will also enhance the appearance of the landscaped areas on the site. There have been developments within this immediate area that have developed with perimeter landscape strips less than the typical requirement of the DOD and these development do not seam to have impacted the visual appearance of the corridor. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the use of the property and the development as proposed is appropriate for this site. STAFF RECOMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the landscape strips and buffers as indicated on the site plan. 7 FILE NO.: Z-8611 Cont. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Frank Riggins of Crafton, Tull and Sparks 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 agenda staff report. Staff presented a recommendation of approval of the landscape strips and buffers as indicated on the site plan. 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, 0 absent and 2 open positions. 0 December 16, 2010 NAME: Rowan Cantrell Road Short -form PCD LOCATION: Located on the southeast corner of Cantrell Road and Woodland Heights Road DEVELOPER: Rowan Development LLC 10520 West Markham Street Little Rock, AR 72205 ENGINEER Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 1.47 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD PROPOSED USE: Office and Commercial E NO.: Z-86 FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A variance from the City's Land Alteration Ordinance to allow an increased wall height along the southwestern perimeter of the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of a 1.47 acre tract at the corner of Cantrell Road and Woodlands Heights Road from R-2, Single-family to PCD. The applicant desires to construct a two (2) story office/retail building on the site. The first or ground floor would provide commercial retail space with C-3, General Commercial District uses (including a potential restaurant user). The second floor space would be for office use. The building would be 14,784 square feet with 7,392 square feet per floor. The site plan indicates access from Woodlands December 16, 2010 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-8611 Heights Road and Cantrell Road. The site plan indicates right of way dedication on both streets as required by the Master Street Plan. The site falls approximately 25-feet from the south to the north which will necessitate the construction of a series of retaining walls to accommodate the building and driveway from Woodland Heights Road. The ground floor elevation will be approximately 516.0 feet. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow the wall height to exceed the 15-foot typical maximum height allowed. The site will provide 61 parking spaces. A dumpster will be located on the site. The hours of service will be limited to daylight hours. B. EXISTING CONDITIONS: The site is located on the south side of Cantrell Road at the intersection of Cantrell Road and Woodlands Heights Road. The property is heavily wooded and contains a single-family home. The property to the east is an office building with a drive -through banking facility. West of the site is a convenience store with a fast food restaurant. Further west is a shopping center. North and south of the site are office uses including additional banking facilities and medical offices. Further south of the site is Christ the King Church and school. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pleasant Valley Property Owners Association and the Walton Heights Property Owners Association 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 Woodland Heights Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 30 foot radial dedication of right-of-way is required at the intersection of Woodland Heights Road and Cantrell Road. 2 December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z-8611 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Woodland Heights Road including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from the centerline. Back of sidewalk should be placed at property line. 5. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5-foot sidewalk with the planned development. The curb and gutter location adjacent to the property to the east of the subject property should be extended to Woodland Heights Road. Back of sidewalk should be placed at property line. 6. 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). 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. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. 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. 15. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 3 December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont. E UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: FILE NO.: Z-8611 Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energ: 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. The Little Rock Fire Department needs to evaluate this site to determine if addition public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. A CIC for the 12-inch main in Cantrell Road applies to all connections to the main in Cantrell Road. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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. Count Planning: No comment. ll December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z-8611 CATA: The site is located along CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: PlanningDivision: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from R-2 to PCD. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. 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. Woodland Heights Road is a Local Street. 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". These streets have a design standard the same as a Collector. These streets 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The proposed green space around the sites entirety is less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. 3. The Highway 10 Overlay District requires a forty foot (40') wide landscape strip along Arkansas Highway 10. 4. Areas set aside for buffer and landscaping appear to meet with the landscape ordinance. 5 December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Frank Riggins of Crafton Tull and Sparks was present representing the request. Staff presented an overview of the development stating there were a number of technical issues in need of addressing prior to the Commission acting on the request. Staff stated the site was located within the Highway 10 DOD which required a minimum landscape strip of 40-feet along Cantrell Road and 25-feet on the remaining site's perimeters. Staff also stated the DOD required a minimum building setback of 100-feet from Cantrell Road. Staff stated the site plan was not meeting these minimum requirements. Staff also requested the applicant define the proposed uses for the site. Public Works comments were addressed. Staff stated a dedication of right of way was required on both Cantrell Road and Woodland Heights Road. Staff also stated street construction on Cantrell Road was required at the time of development. Staff questioned if retaining walls would exceed 15-feet in height. Staff also stated a grading permit would be required at the time of development. Landscaping comments were addressed. Staff stated the site development was to comply with the minimum standards of the Highway 10 DOD, the Zoning and Buffer Ordinance and the Landscape Ordinance. 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 issues raised at the November 24, 2010, Subdivision Committee meeting. The revised plan has decreased the size of the building, increased the landscaped areas and indicated the building with a 100-foot setback from Cantrell Road. The request includes the allowance of 0-2, Office and Institutional and C-3, General Commercial uses as allowable uses. The applicant has indicated the 0-2, Office and Institutional uses will occupy the upper floor. The building is proposed containing 14,784 square feet with a building footprint of 7,392 square feet. The building is proposed two stories with a maximum building height of 30-feet. The site plan indicates the placement of 61 parking spaces. The parking typically required for a mixed use development would be 65 parking spaces based on one parking space per 225 square feet of gross floor area. Staff does not feel the four lesser parking spaces will significantly impact the development. Staff is supportive of the parking as proposed. 0 December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z-8611 The applicant is proposing the placement of a single ground sign within the front yard landscape area. The sign as proposed does comply with the Highway 10 Design Overlay standards for a single business. The Overlay allows for a maximum sign height of six (6) feet and a maximum sign area of seventy-two (72) square feet. Building signage is proposed as allowed in commercial zones or a maximum of ten (10) percent of the facade area. The Highway 10 Design Overlay District regulates building setbacks and landscaped areas. The Overlay states the front setback is to be 100-feet with a 40-foot rear yard setback and 30-foot side yard setback. The building setbacks as proposed comply with typical ordinance standards. The Overlay requires the placement of a 40-foot front yard landscape area and the remaining perimeters are to be 25-feet. The Overlay allows street buffers to be reduced to seven (7) feet when adjacent to lands zoned commercially, Woodlands Heights Road. The landscape ordinance requires the placement of a nine (9) foot landscape strip adjacent to paved areas. The Overlay states trees are to be planted or existing at least every twenty feet and have a minimum of two inches in diameter when measured twelve inches from the ground at time of planting. The site plan indicates the placement of a thirty (30) foot landscape strip within the front yard setback and a fifteen (15) foot landscape strip on the remaining perimeters. The applicant has indicated due to the size of the lot the reduced landscape strips are necessary to allow the site to develop. Within the front yard and along Woodlands Heights Road a berm 42 inches above finished grade will be constructed. Within the landscaped area four (4) inch caliper deciduous trees will be planted 30-feet on center. Within the eastern and southern perimeters six to (6) eight (8) foot tall evergreen trees will be planted fifteen (15) foot on center. The site plan indicates the placement of a retaining wall along the southern perimeter of the site. The wall is proposed with a maximum height of sixteen (16) feet and will step down from west to east. The Land Alteration Ordinance typically does not allow wall heights to exceed fifteen (15) feet. The wall height as proposed will require a variance from the Land Alteration Ordinance. Staff is supportive of the variance request. Although there are variations from the typical standards of the Highway 10 Design Overlay District staff is supportive of the request. The site is a small site with a significant change in elevation from north to south. In addition the applicant is being required to dedicate 15-feet of right of way to meet the Master Street Plan requirement for an arterial streets and an additional 15-feet of right of way to allow for the addition of a third lane at some point in the future. Based on the applicant's plan to increase the size of plantings and the number of plantings 7 December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z-8611 within the landscaped areas staff feels this will visually enhance the site and minimize any impact of a lesser planting strip. The site plan also indicates the placement of a berm along Cantrell Road and along Woodland Heights Road which staff feels will also enhance the appearance of the landscaped areas on the site. There have been developments within this immediate area that have developed with perimeter landscape strips less than the typical requirement of the DOD and these development do not seam to have impacted the visual appearance of the corridor. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the use of the property and the development as proposed is appropriate for this site. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the landscape strips and buffers as indicated on the site plan. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Frank Riggins of Crafton, Tull and Sparks 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 agenda staff report. Staff presented a recommendation of approval of the landscape strips and buffers as indicated on the site plan. 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, 0 absent and 2 open positions. ITEM NO.: 14. Z-8611 NAME: Rowan Cantrell Road Short -form PCD LOCATION: located on the Southeast corner of Cantrell Road and Woodland Heights Road 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 December 1, 2010. The Office of Planning and Development must receive the proof of notice no later than December 10, 2010. 2. The site is located within the Highway 10 DOD. The DOD requires the placement of minimum landscape strips and building setbacks. A minimum building setback along Cantrell Road is 100-feet. The site plan indicates the placement of a 90-foot building setback in this area. The minimum building setback along the sides is 30-feet and the rear 40-feet. The site plan as proposed complies with these typical setbacks. 3. The DOD requires the placement of a 40-foot landscape strip within the front yard area and a minimum of 25-feet on the remaining perimeters. The front yard landscape strip is indicated at 15-feet with the remaining strips ranging from 9-feet to 18-feet. 4. Provide details of the proposed signage including location, total height and total sign area. Provide details of the proposed building signage including the location and the percentage of facade area proposed with signage. 5. Provide the proposed uses for the building (0-1, 0-2, 0-3, C-1, C-2, C-3 etc.) and the use mix proposed for the building. 6. Will the hours of dumpster service be limited to daylight hours? If so provide a note on the site plan stating so. 7. The site is proposed with office and retail uses including a restaurant. Based on the ground level being a restaurant and the upper level being an office a total of (85+21) 106 parking spaces would typically be required. If only a portion of the lower level is restaurant, the remaining retail and the upper level office a total of 74 parking spaces would be required. The site plan indicates the placement of 68 on -site parking spaces. 8. The survey has not been signed. VarianceNVaivers: 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 Woodland Heights Road for the frontage of this property must meet commercial Item # 14. street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 30 foot radial dedication of right-of-way is required at the intersection of Woodland Heights Road and Cantrell Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Woodland Heights Road including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from the centerline. Back of sidewalk should be placed at property line. 5. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5-foot sidewalk with the planned development. The curb and gutter location adjacent to the property to the east of the subject property should be extended to Woodland Heights Road. Back of sidewalk should be placed at property line. 6. 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). 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. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental .Quality prior to the start of construction. 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14.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. 15. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wail elevations. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. Item # 14. 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. The Little Rock Fire Department needs to evaluate this site to determine if addition public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. A CIC for the 12-inch main in Cantrell Road applies to all connections to the main in Cantrell Road. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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: No comment. CATA: The site is located along CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from R-2 to PCD. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. 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. Woodland Heights Road is a Local Street. The primary function of a Item # 14. 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". These streets have a design standard the same as a Collector. These streets 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The site is located within the Highway 10 Overlay District and must comply with the district standards. 3. The proposed green space around the sites entirety is less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. 4. The Highway 10 Overlay District requires a forty foot (40') wide landscape strip along Arkansas Highway 10; currently, the site reflects a mere fifteen foot (15') in width. 5. Areas set aside for buffer and landscaping appear to meet with the landscape ordinance. 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, December 1, 2010. Item # 14.