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APRIL 22, 2004
ITEM NO.: 21.1
FILE NO.: Z-7605
NAME: Chevaux Short-form POD
LOCATION: On the Southside of Cantrell Road approximately 500 feet East of Chenonceau Boulevard
DEVELOPER:
Eugene Pfeifer III
P.O. Box 99
North Little Rock, AR 72115
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 3.4 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: POD
PROPOSED USE: Planned Office Development
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The project consists of 33,600 square feet of proposed building space containing O-3, General Office District uses. The applicant is requesting ten percent of the building square footage to be allowed the Accessory uses allowed in the O-3 zoning district. The applicant has indicated 142 parking spaces or 4.23 spaces per 1000 square feet.
The proposed building is "L" shaped and turned away from existing residential property to the south and east. The rear of the building should act as screening to the adjoining properties since no doors or windows are proposed other than those required by fire code.
A cross access easement and shared driveway will be utilized to provide adequate circulation with the adjacent development.
B. EXISTING CONDITIONS:
The site contains an existing occupied single-family home. There are single-family homes located to the south and east of the site. To the west of the site is a vacant piece of property currently under review for a site plan review (Item #C - File No. S-1065-C).
Cantrell Road adjacent to the site is a four lane roadway with a turn lane at Chenonceau Boulevard. This intersection is scheduled for a traffic signal when warrants are met. There is not a sidewalk in place adjacent to the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from an area residents concerning the proposed use of the property. All residents who could be identified located within 300-feet of the site, the Bayonne, Margeaux Property Owners Association, the Johnson Ranch Neighborhood Association and all owners of property located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
With the building permit, provide design of street conforming to the Master Street Plan for an arterial street. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development.
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. Site grading and drainage plans will need to be submitted and approved prior to the start of construction.
Storm water detention ordinance applies to this property.
Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501-379-1817 - Derrick Bergfield) for additional information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: 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 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. 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 (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 Carroll Keatts at 992-2431 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. 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. Contact Central Arkansas Water at 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for a new office building.
A land use plan amendment for a change to Office is a separate item on this agenda (Item # 21 - File No. LU04-01-03).
City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan.
Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements.
A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and southern perimeters of the site.
An irrigation system to water landscaped areas will be required.
Prior to a construction permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect.
G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004)
Mr. Joe White was present representing the request. Staff presented an overview of the requesting indicating the Planned Development for an office development. Staff noted additional information was required to complete the review process. Staff requested the applicant indicate details concerning fencing to be added to the site. Staff also requested information concerning any proposed signage. Staff requested the applicant clarify the proposed users of proposed facility.
Public Works comments were addressed. Staff stated the development would require a grading permit and the storm water detention ordinance would apply to the site. Staff stated street construction per the Master Street Plan would be required.
Landscaping comments were addressed. Staff stated the areas set aside for buffers appeared to meet with ordinance minimum standards. Staff stated a six-foot high opaque screen would be required along the eastern and southern perimeters of the site. Staff also stated prior to construction, a landscape plan stamped with the seal of a registered landscape architect would be required.
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 plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated signage consistent with signage allowed in the Highway 10 Design Overlay District or a single-ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. Staff is supportive of the proposed signage.
The applicant has also indicated a six foot opaque screen along the eastern and southern perimeters of the site. The proposed screening will provide year around screening to the adjoining homes. The applicant has also indicated the rear of the building will be limited to openings required by the Fire Department. Staff is supportive of the proposed screening.
The applicant has indicated a right-of-way dedication of 55-feet from the centerline of Cantrell Road will be provided and the developer will install a five foot sidewalk. Staff is supportive of the proposed street improvements.
The proposed site plan includes the placement of a shared driveway between Lots 1 and 2 Chenonceau Commercial Subdivision (Item C - File # S-1065-C) and the proposed planned development. The applicant has indicated the drive will be labeled as a cross access easement allowing access to both developments from Cantrell Road.
The proposed site plan includes the placement of 140 parking spaces on the site. The applicant has indicated a total building area of 33,600 square feet. The typical minimum parking required for an office development would be 84 parking spaces. The proposed parking is more than adequate to meet the typical minimum parking required.
The applicant has indicated the development will operate from 6:00 am to 6:00 pm six days per week. The applicant is requesting O-3, General Office District uses and the ten percent accessory uses. Staff is supportive of the requested days and hours of operation and the requested uses. Staff feels the requested accessory uses, limited to ten percent of the total floor area, will have little impact on the proposed development and parking.
The applicant has indicated the dumpster to be located in the front of the buildings. The proposed location is furthest away from the residentially zoned properties located to the south and east. The applicant has indicated screening will be placed as required by the zoning ordinance. Staff is supportive of the placement and the indicated screening.
The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. The site is held in a metes and bounds legal description and a Bill of Assurance has not been executed for the site. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed request. Staff is supportive of the proposed request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report.