HomeMy WebLinkAboutZ-9271 Staff AnalysisITEM NO.: 17.
NAME: Ricks Short -form POD
Z-9271
LOCATION: located on the South side of Cantrell Road in the 16900 Block of Cantrell Road
approximately 325 feet East of Drew Drive
1. Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than November 15, 2017. The Office of Planning and
Development must receive the proof of notice no later than November 24, 2017.
2. Provide the days and hours of operation for the facility.
3. What are the proposed uses of the building? 0-1, Quiet Office, 0-3, General Office
District? If 0-3 does the request include the allowance of the 10% accessory uses?
4. The site is located in the Highway 10 Design Overlay District. The Overlay has specific
development criteria related to signage, building placement, landscaping treatment.
a. Setbacks are to be a minimum of 100-feet from the Cantrell Road frontage, 40—
feet from the rear property line and 30-feet from the side property lines.
b. A minimum landscape strip of 40-feet is required along the Cantrell Road
frontage, a side and rear yard buffer averaging 25-feet. Where the yards abut a
street right of way a 15-foot buffer is required adjacent to land zoned office and
residentially. A seven (7) foot buffer is required adjacent to lands zoned
commercial.
c. Berming is encouraged along the Cantrell Road frontage. Provide the proposed
treatment of the front yard area. Within the landscape area trees are to be
planted or be existing at least every 20-feet and have a minimum of two (2)
inches in diameter when measured 12-inches above the ground when planted.
d. A single commercial development sign is allowed with a maximum height of ten
(10) feet and a maximum sign area of 100 square feet. Provide the proposed
signage plan, building and ground signage. Indicate the total height, total area
and the location of any proposed ground signage. Provide the facades
proposed with building signage. The total sign area should be limited to no
more than ten (10) percent of the facade area proposed with signage.
e. Curb cuts are limited to a maximum of one (1) curb cut per 300 linear feet of
street frontage and no curb cut is allowed closer to an intersection than 100
feet.
f. Parking lot lighting is to be designed and located in such a manner so as not to
disturb the scenic appearance preserved along the Highway 10 corridor.
Lighting must be directed to the parking area and not reflected into the adjacent
neighborhoods. Provide the maximum pole height for the parking lot lighting.
5. Will there be a dumpster located on the site? If so note the location and the days and
hours of dumpster service. Staff recommends the hours be limited to 7 am to 6 pm
Monday through Friday.
ITEM NO.: 17. Z-9271
6. Provide the quantitative data including the parcel size, building square footage, areas
paved and areas for landscape (percentages).
7. Provide details of any proposed fences, location, construction material, total height.
8. Provide a development schedule indicating the approximately date when construction of
the planned unit development or stages of the planned unit development can be expected
to begin and be completed.
Variance/Waivers: None requested.
Engineering Comments:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-
175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
3. Obtain permits for improvements within State Highway right-of-way from Arkansas
Department of Transportation, District VI.
4. 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.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). The existing creek
channel on the east side of the property should be improved to the Arkansas Department
of Transportation box culvert standard similar to the upstream improvements. The
grading of the site should consider stormwater during high flows to be shared between the
two (2) drainage culverts under Cantrell Road on the east and west sides of the site.
6. 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.
7. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the developer and/or property
owner association.
8. The minimum finished floor elevation should be shown on the grading plan with
consideration of the previous drainage study.
9. The plan indicates the placement of a shared access drive with the property to the west.
With this future shared access requested with the property to the west, existing and future
driveway access to Cantrell Road maybe restricted for the western property in
conformance with the driveway spacing criteria of the Highway 10 Design Overlay District,
300-feet. The western property cannot met the driveway spacing criteria of the Highway
10 Design Overlay District.
10. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by the
responsible party prior to issuance of a certificate of occupancy.
ITEM NO.: 17,
Z-9271
Utilities/Fire Department/Parks/County Plannin :
Little Rock Water Reclamation Authority: Sewer available to this site. Existing easements
must be retained. Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities based on the information provided. There is an existing single
phase power line running near the west side of the property, another near the south side, and
a three phase power line running along the north side of Cantrell Road near this property.
Contact Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine whether
additional 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.
3. 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 the
Little Rock Fire Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water meter.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central
Arkansas Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
City of Little Rock '
Planning and Development
Filing Fees OCT 17 Z017
Date / 0 111 , 20 1
G3zY LF Lt;TtE ROCK
QQ1LO NG CODE
Annexation
$
Board of Adjustment
$
Cond Use Permit/T UP
$
Final Plat
$
Planned Unit Dev
$
Preliminaiy Plat
$
Special Use Permit
$
Rezoning
$
Site Plans
$
Sti eet Name Change
$
Street Name Signs
Number at ea
$
Public Hearing Sig
Number�atea
$ •CJ�
Total
Fiio ATE,
LI
I1
ITEM NO.: 17.
Z-9271
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
9. 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 back flow preventer shall be required.
10. 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:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road,
the minimum road width shall be 26 feet, exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
4. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at
least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall
be provide with two separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are required,
they shall be placed a distance apart equal to not less than one half of the
length of the maximum overall diagonal dimension of the lot or area to be
served, measured in a straight line between accesses.
5. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
ITEM NO.: 17. Z-9271
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
rks and Recreation: No comment received.
County Planning No comment.
Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey4littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer cD,Iittlerock.goy .
ITEM NO.: 17,
Z-9271
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements and
the Highway 10 Design Overlay District.
2. 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 such 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 elevation of the adjacent street. 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. Provide
screening shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area
3. A land use buffer six (6) percent of the average width/depth of the lot will be required
when an adjacent property has a dissimilar use of a more restrictive nature. The
properties to the east, south and west are zoned R-2, Single-family. As a component of
all land use buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side of the buffer.
A minimum of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the City, Section 15-81.
4. A perimeter planting strip is required along any side of a vehicular use area that abuts
adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet
wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear
feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3)
feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use area abutting
the building.
6. Eight percent (8%) of the vehicular use area must be designated for green space; this
green space needs to be evenly distributed throughout the parking area(s). The minimum
size of an interior landscape area shall be one hundred fifty (150) square feet for
developments with one hundred fifty (150) or fewer parking spaces. Interior islands must
be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
ITEM NO.: 17. Z-9271
Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro Route #26, the Pinnacle
Mountain Express Route.
Planning Division: This request is located in Chenal Planning District. The Land Use Plan
shows Suburban Office (SO) for this property. The suburban office category provides for low
intensity development of office or office parks in close proximity to lower density residential
areas to assure compatibility. A Planned Zoning District is required. The applicant has
applied for a rezoning from R-2, (Single-family) to POD (Planned Office Development) to
allow a proposed two (2) story building. The request is within the Highway 10 Overlay
District.
Master Street Plan: East side of the property is Cantrell Road it is shown as a Principal
Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to
serve through traffic and to connect major traffic generator or activity centers within an
urbanized area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Cantrell Road since they are Principal Arterial. These streets may require
dedication of right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved
path physically separate for the use of bicycles. Additional right-of-way and/or an easement is
recommended. Nine -foot (9') paths are recommended to allow for pedestrian use as well
(replacing the sidewalk).
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, November 8, 2017.
FILE NO.: Z-9271
NAME: Ricks Short -form POD
LOCATION: Located on the South side of Cantrell Road in the 16900 Block of Cantrell
Road approximately 325 feet East of Drew Drive
DEVELOPER:
Jett Ricks
5503 B Street, Suite #9
Little Rock, AR 72205
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
ALLOWED USE: Single-family residential
PROPOSED ZONING:
PROPOSED USE
VARIANCE/WAIVERS:
MM
0-1, Quiet Office District uses
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. -
The applicant is proposing to construct a new 2-story office building on an existing
1.31-acre parcel. The uses are proposed as 0-1, Quiet Office District uses. The
building is proposed containing 13,400 square feet of floor area. The plan
indicates the placement of 36 parking spaces within the front yard area. The plan
indicates the placement of a 40-foot rear yard setback and a minimum side yard
setback of 30-feet. The front building setback is indicated at 100-feet and the plan
includes a 40-foot landscaped area along Cantrell Road. A single drive is
proposed from Cantrell Road. The plan includes the placement of a
FILE NO.: Z-9271 Cont.)
ground sign within the landscaped area. The sign is proposed with a maximum
height of six (6) feet and a maximum sign area of 72 square feet. The days and
hours of operation are noted from 7 am to 6 pm Monday through Saturday.
B. EXISTING CONDITIONS:
The site is located on the south side of Cantrell Road near the Cantrell Road and
Katillus Road intersection. South of the site is a newly developing single-family
subdivision, Georganne Estates. East of the site are single-family homes located
on acreage. West of the site is undeveloped residentially zoned property and
future west, at the intersection of Drew Drive, is a veterinarian clinic. Across
Cantrell Road to the north are commercial and office uses and a school located
within the Ranch Development.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Chevaux Court
Property Owners Association and the Johnson Ranch Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Obtain permits for improvements within State Highway right-of-way from
Arkansas Department of Transportation, District VI.
4. 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.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). The
existing creek channel on the east side of the property should be improved to
the Arkansas Department of Transportation box culvert standard similar to
the upstream improvements. The grading of the site should consider
stormwater during high flows to be shared between the two (2) drainage
culverts under Cantrell Road on the east and west sides of the site.
6. 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.
2
FILE NO.: Z-9271 (Cont.
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner association.
8. The minimum finished floor elevation should be shown on the grading plan
with consideration of the previous drainage study.
9. The plan indicates the placement of a shared access drive with the property
to the west. With this future shared access requested with the property to the
west, existing and future driveway access to Cantrell Road maybe restricted
for the western property in conformance with the driveway spacing criteria of
the Highway 10 Design Overlay District, 300-feet. The western property
cannot met the driveway spacing criteria of the Highway 10 Design Overlay
District.
10. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation_ Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities based on the information provided. There
is an existing single phase power line running near the west side of the property,
another near the south side, and a three phase power line running along the north
side of Cantrell Road near this property. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Ener : 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.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional 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.
K
FILE NO.: Z-9271(Cont.)
3. 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 the Little Rock Fire
Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water 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 Central Arkansas Water. The test
results must be sent to Central Arkansas Water's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. 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 back flow preventer shall be required.
10. 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:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
12
FILE NO.: Z-9271 (Cont.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
5. 30' Tall Buildings -Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30', approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
5
FILE NO.: Z-9271 (Cont.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26', exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; cricheyQlittlerock.gov or
Mark Alderfer at 501.371.4875; malderfer littlerock. ov.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
n
FILE NO.: Z-9271 (Co
2. 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 such
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
elevation of the adjacent street. 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. Provide
screening shrubs no less than thirty (30) inches in height at installation with an
average linear spacing of not less at three (3) feet within the required landscape
area
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the east, south and west are zoned R-2, Single-family.
As a component of all land use buffer requirements, opaque screening, whether
a fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. A minimum of seventy (70) percent of
the land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the City, Section 15-81.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and
four (4) shrubs shall be planted in the building landscape areas for each
forty (40) linear feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
7
FILE NO.: Z-9271 (Cont.)
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro Route #26, the
Pinnacle Mountain Express Route.
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Suburban Office (SO) for this property. The suburban office
category provides for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. The applicant has applied for a rezoning from R-2,
(Single-family) to POD (Planned Office Development) to allow a proposed
two (2) story building. The request is within the Highway 10 Overlay District.
Master Street Plan: East side of the property is Cantrell Road it is shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Cantrell Road since they
are Principal Arterial. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to
be a paved path physically separate for the use of bicycles. Additional right-of-way
and/or an easement is recommended. Nine -foot (9') paths are recommended to
allow for pedestrian use as well (replacing the sidewalk).
H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were a few
outstanding technical issues in need of addressing related to the proposed
development plan. Staff questioned the proposed office uses and suggested the
uses be limited to 0-1, Quiet Office District uses. Staff also stated the development
was located within the Highway 10 Design Overlay District which had development
criteria related to setbacks and landscape areas.
Public Works comments were addressed. Staff stated the plan indicated the
placement of a shared driveway with the property to the west. Staff stated if the
shared access was used then the property to the west would be restricted access
to Cantrell Road. Staff stated the City's Stormwater Detention Ordinance would
apply to the future development of the site. Staff stated a grading permit was
required prior to any land clearing or grading activities on the site.
Landscaping comments were addressed. Staff stated screening of the parking lot
from Cantrell Road was required per the Overlay and the Landscape Ordinance.
Staff stated a small amount of building landscaping was required at the time of
development. Staff stated a minimum of eight percent (8%) of the paved areas
were to be landscaped.
r`,
FILE NO.: Z-9271 Cont.)
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
ANAI YRIR-
The applicant submitted a revised site plan to staff addressing most of the technical
issues associated with the request. The applicant has indicated the proposed use
of the site will be 0-1, Quiet Office District uses. The applicant has also indicated
the City's Stormwater Detention Ordinance would apply to the future development
of the site.
The request is to rezone the site from R-2, Single-family to PD-O, Planned
Development Office, to allow the construction of a new 2-story office building on
an existing 1.31-acre parcel. The uses are proposed as 0-1, Quiet Office District
uses. The building is proposed containing 13,400 square feet of floor area. The
plan indicates the placement of 36 parking spaces within the front yard area.
Parking for an office development is typically based on one (1) parking space per
400 gross square feet of floor area. Parking for the office building based on this
calculation would result in the need for 33 parking spaces. As noted the plan
indicates the placement of 36 parking spaces.
The property is located within the Highway 10 DOD which has specific
development criteria related to setbacks, parcel size and landscaped areas. The
minimum lot size for a development per the Overlay is 2.0-acres with a single
building to be located on 2-acres. The property contains 1.31-acres and is
proposed to be developed with a single building.
The front yard building setback per the Overlay is 100-feet. The rear yard building
setback is to be 40-feet and side yard building setbacks are to be
30-feet. The plan as presented more than adequately provides the typically
required building setbacks to comply with the Overlay.
The front landscape strip is to be a minimum of 40-feet. The perimeter landscape
strips averaging 25-feet. The plan indicates landscaped areas which comply with
the typical Overlay standards.
The front yard landscape area is to include organic and/or combined
man-made/organic features such as berms, brick walls and dense plantings such
that vehicular use areas are screened when viewed from an elevation of
42-inches above the elevation of the adjacent street. The applicant has indicated
berms will be considered at the time of development of the site. Based on the
elevation and grade of the site berming will potentially not provide the desired
screening of the parking areas. Staff will work with the developer at the time of
building permit to achieve the best screening of the site in compliance with the
Overlay.
0
FILE NO.: Z-9271 (Cont.
Parking lot lighting is to be designed and located in such manner so as not to
disturb the scenic appearance preserved in the corridor. Lighting should be
directed to the parking areas and not reflected into the adjacent neighborhoods.
Signage is proposed to comply with the typical signage allowed within the Highway
10 Design Overlay District. The plan indicates the placement of a ground sign
six (6) feet in height and 72 square feet in area. The sign will be located within the
landscape area along Cantrell Road. Building signage will be limited to signage
on the front fagade, abutting Cantrell Road. The sign area will be limited to ten
(10) percent of the building fagade area along Cantrell Road.
The hours of operation for the development are 7 am to 6 pm Monday through
Saturday. The plan indicates the placement of a dumpster on the site plan. The
dumpster will be located along the western perimeter. The dumpster will be fully
screened per typical ordinance requirements (Section 36-523). The hours of
dumpster service will be limited to 7 am to 6 pm Monday through Friday.
Staff is supportive of the applicant's request. The site is indicated on the City's
Future Land Use Plan as SO, Suburban Office, which is designated for low
intensity office development located in close proximity to lower density residential
areas to assure compatibility. The applicant is proposing the placement of the
office building utilizing the 0-1, Quiet Office District uses which are also intended
to be located near low intensity residential uses. To staff's knowledge there are
no remaining outstanding technical issues in need of addressing related to the
proposed development. Staff feels the development of the office as proposed
is appropriate.
J. 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.
PLANNING COMMISSION ACTION: (NOVEMBER 30, 2017)
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.
Mr. Joe White of White-Daters and Associates stated he would yield his time to the
opposition.
Mr. Austin Chatelain addressed the Commission with concerns. He stated his in-laws
home was located adjacent to the proposed development site. He stated he was not
opposed to the development as a quiet office. He stated his concern was drainage
and potential flooding. He stated the previous development of Georganne Estates had
IiiK
FILE NO.: Z-9271 (Cont.
caused significant flooding to Mr. Phillips property. He stated this property acted as a
catch basin for the water before crossing under Cantrell Road. He provided the
Commission with photos from a rain on June 3, 2017. He stated the pictures were after
the water had receded. He stated with this development he felt this would push more
water to the east on Mr. Phillips and on his in-laws property. He stated he felt with this
development there was an opportunity to correct the drainage problem.
Mr. Clark Phillips addressed the Commission in opposition of the request. He stated he
was representing his father. He stated he had visited with Mr. Vince Floriani of Public
Works and he suggested Mr. Phillips contact Mr. Joe White and Mr. Tim Daters. He
stated his property contained three (3) buildings and was located adjacent to the creek.
He stated over time the size of the creek had grown substantially. He stated the upstream
development had been allowed to develop and not required to extend the drainage to
Cantrell Road. He stated this had created a drainage problem and had then caused water
to back up on his property. He stated with recent rains water had gotten into the barn on
his property by as much as three (3) to four (4) inches. He stated this development would
be required to build up their site by as much as a foot which would only create additional
drainage problems and more water backing onto his property. He stated the developer
should be required to clean the ditch and create enough capacity to carry the water. He
stated he was not objecting to the use of the property as an office use. He was concerned
with the development and the potential flooding impacts.
Mr. Joe White addressed the Commission stating there were drainage issues in the area.
He stated his firm had an extensive history with this drainage basin. He stated all
upstream improvements had been completed and this section was the last section before
crossing under Cantrell Road. He stated the homes did not get water because the floor
elevation was above the elevation of Cantrell Road. He stated they did get water around
them but the homes did not get water inside. He stated the barns and sheds were placed
at grade which was lower than Cantrell Road. He stated anything lower than Cantrell
Road was going to get water into the structure. He stated this development would
complete the drainage to Cantrell Road which then would open up the flows and reduce
flooding on the adjacent property. He stated the zoning would add value and allow the
remaining improvements to be completed.
There was a general discussion by the Commission concerning flooding and the
development of the site. Staff stated Cantrell Road, Highway 10, was controlled by the
State Highway Department. Staff stated any improvements to the box culverts under
Cantrell Road was the responsibility of the Highway Department and not the developer.
There was no further discussion. The Chair entertained a motion for approval of the item
as presented by staff including all staff recommendation and comments. The motion
carried by a vote of 8 ayes, 0 noes and 3 absent.
11