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APRIL 22, 2004
ITEM NO.: E.1
FILE NO.: Z-7500-A
NAME: Rees Development Long-form PCD
LOCATION: North of Cantrell Road, West of Pinnacle Valley Road
DEVELOPER:
Rees Development Company
12115 Hinson Road
Little Rock, AR 72212
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 8.93 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Commercial, Office/Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A request was withdrawn by the applicant prior to the October 16, 2003, Planning Commission Public Hearing. The applicant proposed the development of a smaller portion of this site with an office/warehouse building and mini-warehouse units.
A. PROPOSAL/REQUEST:
The owner plans to develop a 23,200 square foot commercial/office building along Cantrell Road and 52,916 square feet of office/warehouse space in two buildings in the rear. The applicant is proposing the placement of eighty-eight parking spaces to serve the commercial/office building and one hundred eighty-nine parking spaces in the rear to serve the office/warehouse buildings.
The applicant has indicated a maximum building height of twenty-five feet and the hours of operation from 7 am to 7 pm seven days per week. The applicant has indicated a single ground mounted monument style sign located in the front yard area of the proposed development consistent with signage allowed in the Highway 10 Design Overlay District.
The applicant has indicated a drive-through lane on the eastern end of the commercial/office building.
B. EXISTING CONDITIONS:
The site is vacant and cleared with a large creek running along the northern and eastern portions of the site. There is a strip retail center located to the west of the site and a restaurant located to the east of the site. North of the creek are single-family homes accessed by Pinnacle Valley Road.
There are office uses and small scale commercial uses located to the south of the site (across Cantrell Road) and a small church.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area resident concerning the proposed development. All residents who could be identified located within 300-feet of the site, the Westchester/Heatherbrae, Secluded Hills and Charleston Heights/North Rahling Road Neighborhood Associations and all owners of property located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
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. Provide a plan showing the existing and proposed right-of-way lines.
The proposed driveway should align with Jerry Drive. Show the location of Jerry Drive on the proposed site plan.
Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including a 5-foot sidewalk with the planned development.
Provide existing topographic information at maximum five-foot contour interval. Show the limits of the 100-year floodway and floodplain and floodplain elevations along the channel.
A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show the fill contours, finished floor elevations, slope treatment for stream banks, floodwalls, and any other proposed grading improvements.
In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary.
A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Do not commence land clearing or grading without first obtaining a permit.
Storm water detention ordinance applies to this property. The project would qualify for a contribution in-lieu of construction at the time of the building permit.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: A 15-foot Entergy easement is required. Contact Entergy at 954-5158 for additional information.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. 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. Of particular note is the 57-1/2-foot wide easement for the raw water line that crosses this site. There are two large raw water lines in this easement. Two access/air release vaults on the site must be maintained outside the paved area in a manner that will allow them to function properly. No encroachment of buildings, including rooflines, signs, light poles or other structures on foundations will be allowed within this easement. Paved parking and driveways are allowed. 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 details.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial Development for strip retail with offices and warehouses in the back.
A land use plan amendment for a change to Commercial is a separate item on this agenda (Item No. 27 - File No. LU04-20-02).
City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category.
Landscape: The proposed land use buffer along the western perimeter abutting residential property is less than the 25-feet average width required by the Highway 10 Overlay District Ordinance.
An additional minimum 300 square foot interior landscaping island will be required within the center of the proposed parking lot nearest Cantrell Road.
A 3-foot wide landscape strip is required between the building and public parking areas. Considerable flexibility is allowed with this requirement.
An irrigation system to water landscaped areas is required.
Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details concerning any proposed signage. Staff also requested the applicant provide a 25-foot floodway easement adjacent to the creek. Staff noted the comment from Central Arkansas Water indication the corner of the building was located within an existing water easement.
Public Works comments were addressed. Staff stated Cantrell Road was classified on the Master Street Plan as a principal arterial and dedication of right-of-way would be required. Staff also requested the proposed drive align with Jerry Drive to the south.
Staff questioned the amount of fill required for the site. Mr. McGetrick stated the development would require approximately 3-feet of fill. Mr. McGetrick stated a wall would be constructed along the rear to maintain the grade and resolve any issues related to slope.
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 February 19, 2004 Subdivision Committee meeting. The applicant has indicated a 25-foot easement adjacent to the floodway. The applicant has also indicated a wall located along the creek to minimize concerns of erosion. The applicant has also indicated alignment of the proposed driveway to align with Jerry Drive located to the south of the proposed development. The applicant has indicated the site area is held in a metes and bounds legal description and there is not a Bill of Assurance which would effect the development of the site.
The applicant has indicated a single ground mounted monument style sign consistent with the Highway 10 Design Overlay District standards. The applicant has indicated signage a maximum of ten feet in height and one hundred square feet in area.
The applicant has not removed the corner of the building located within the existing Central Arkansas Water easement. The site plan indicates a fifty-foot easement and an additional seven and one-half foot easement on the site plan. No construction may take place within an existing easement without approval. Staff recommends the building be shortened to remove the corner of the building from the easement.
Staff is not supportive of the proposed request. Staff feels the proposed development is too intense for the site. Staff is supportive of the proposed development adjacent to Cantrell Road and some development in the rear but not the placement of two buildings in this area. Staff feels the proposed site would be better served developing in a lesser intensity to the rear eliminating the proposed 12,150 square foot building. This would allow lesser intrusion to the creek area and additional areas set aside for green space. The rear of site is somewhat visible from Pinnacle Valley Road, a well-traveled road accessing three parks. Staff feels the city should make every effort to maintain the beauty of this roadway for visitors to our area.
The applicant has indicated eighty-eight parking spaces to serve the commercial/office building. The applicant has not indicated a mix of office and commercial uses in the front building so staff has to assume the building will be developed with one hundred percent commercial uses. Staff is not supportive of allowing the site to develop at this intensity. Staff would recommend the applicant indicate a use mix consistent with the existing Land Use classification. The existing Land Use classification, Transitional, would allow for office development with commercial uses as accessory uses. Staff feels the proposed development should develop with O-3 uses and the allowable ten percent accessory uses.
Typical minimum parking requirements for a commercial/office building would be seventy-seven parking spaces based on one space per three hundred square feet of gross floor area (commercial standards). The typical minimum parking requirement for an office/warehouse development would be thirty-two parking spaces. The applicant has indicated one hundred eighty-nine parking spaces substantially more than the typical minimum parking requirement. Staff feels the applicant should greatly reduce the number of parking spaces in this area to eliminate the "sea of asphalt" and enhance scenic beauty of the site.
Staff feels the proposed request is too intense for this site and if developed in this manner would have a detrimental impact on the adjoining properties and roadways.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as submitted.
PLANNING COMMISSION ACTION: (MARCH 11, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the applicant had submitted a letter dated March 10, 2004 requesting the item be deferred to the April 22, 2004 Public Hearing. Staff stated the applicant was requesting additional time to work with staff to minimize their concerns. Staff stated the requested deferral would require a waiver of the By-laws related to the late deferral request. Staff stated they were supportive of the requested By-law waiver and the deferral request.
There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has not submitted a revised plan to staff as indicated prior to the March 11, 2004 Public Hearing. Staff continues to recommend denial of the request based on the analysis and comments of the March 11, 2004 staff write-up.