The URL can be used to link to this page

pc_10 06 2011subLITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD OCTOBER 6, 2011 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. II. Members Present: Tom Brock Janet Dillon J. T. Ferstl Rebecca Finney Keith Fountain Dan Harpool Troy Laha Bill Rector Amy Pierce Members Absent: William Changose Obray Nunnley, Jr. City Attorney: Cindy Dawson III. Approval of the Minutes of the August 25, 2011 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA OCTOBER 6, 2011 OLD BUSINESS: Item Number: File Number: Title: A. Z-8675 Mabelvale Cut-off and Whispering Pine Drive Short-form PCD, located on the Northwest corner of Mabelvale Cut-off Road and Whispering Pine Drive. B. Z-5817-C Magnolia Terrace Addition Lot 1 Short-form PCD, located at 15120 Cantrell Road. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1607-A James Morgan Subdivision Revised Preliminary Plat, located in the 10,000 Block of Barrett Road. 2. S-1676 Dockery Addition Combination Preliminary/Final Plat, located at 12203 Hilaro Springs Road. II. SITE PLAN REVIEW: Item Number: File Number: Title: 3. S-1538-D Otter Creek Travel Center Subdivision Site Plan Review, located on the Northeast corner of I-30 and Otter Creek Road. 4. Z-2959-I Fidelity Information Services Zoning Site Plan Review, located at 4001 N. Rodney Parham Road. 5. Z-3371-KK The Shoppe’s at Colonel Glenn Lot 15 Zoning Site Plan Review, located on the Northeast corner of Colonel Glenn Road and Colonel Glenn Plaza Drive. Agenda, Page Two III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 6. Z-3371-LL Lot 9 Glenn Ridge Crossing Revised Long-form PCD, located within the interior area of Colonel Glenn Plaza Loop. 7. Z-4745-A Shackleford/Kanis Short-form PD-C, located on the Southeast corner of Kanis Road and Shackleford Road. 8. Z-5139-F Easter Seals Adult Training and Wellness Center Revised Long-form PCD, located at 14901 Cantrell Road. 9. Z-5817-E Magnolia Terrace Addition Short-form POD, located at 15104 Cantrell Road. 10. Z-7325-A Lot 1 Section “A” Wildwood Subdivision Revised Short-form POD, located at 16723 Cantrell Road. 11. Z-7786-B Dennis Properties Revised Long-form PCD, located at 11421 Highway 5. 12. Z-8695 Gulley Long-form PD-R, located at 11511 Garrison Road. 13. Z-8696 Delta Outreach Foundation Short-form PD-O, located at 7621 West 40th Street. 14. Z-8697 2601 West 13th Street Short-form PD-R, located at 2601 West 13th Street. 15. Z-8698 Little Rock Black Police Officers Association Short-form PD-O, located at 2521 South Arch Street. 16. Z-8699 5700 West Markham Street Short-form POD, located at 5700 West Markham Street. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 17. Z-8700 St. Vincent’s Health Systems Short-form POD, located at 5320 – 5326 West Markham Street. 18. Z-8701 Pediatrics Plus Short-form PD-O, located on Aldersgate Road between 18th and 20th Streets. 19. Adoption of the 2012 Calendar October 6, 2011 ITEM NO.: A FILE NO.: Z-8675 NAME: Mabelvale Cut-off and Whispering Pine Drive Short-form PCD LOCATION: Located on the Northwest corner of Mabelvale Cut-off Road and Whispering Pine Drive DEVELOPER: Lucio Rubio 10425 Stardust Trail Little Rock, AR 72209 SURVEYOR: Ollen Dee Wilson P.O. Box 604 North Little Rock, AR 72115-0604 AREA: 0.53 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Used automobile sales – up to six automobiles VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to Planned Commercial Development (PCD) to allow the lot located the intersection of Mabelvale Cut Off and Whispering Pine Drive for automobile sales. The applicant is requesting to be allowed to display six (6) cares for sale on the lot. The applicant has indicated a small building will be added to the site to allow for a sales office. The entrance to the automobile sales lot is from Whispering Pine Drive. The applicant has indicated no alterations to the cars will be performed on site. October 6, 2011 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8675 2 B. EXISTING CONDITIONS: The property consists of a vacant, cleared lot which appears to have some nonconforming use as equipment and truck parking. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the West Baseline Neighborhood Association, the Legion Hut Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Whispering Pine Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Whispering Pine Drive and Mabelvale Cut-off. 3. Sidewalks with appropriate handicap ramps are required to be installed along Whispering Pine Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. October 6, 2011 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8675 3 Central Arkansas Water: No objection. All central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water main. Due to the nature of the facility, installation of an approved reduced pressure zoned 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 requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas. 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #17 – the Mabelvale Downtown Route and 17A – the Mabelvale UALR Route. Adjacent to this site on Mabelvale Cut-off there is a covered bus shelter. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density for this property. Residential Low Density is for single family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2, Single-family to Planned Commercial Development to allow the use of the property as a car lot for up to six (6) cars. Master Street Plan: Mabelvale Cutoff is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Cutoff since it is a Minor Arterial. Whispering Pine Drive 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. October 6, 2011 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8675 4 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. Any new paved areas must comply with the City’s landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011) Staff presented the item and noted additional information was needed on the proposed use including days and hours of operation, dumpster location, signage and site lighting. Staff asked if any auto repair or detailing of vehicles would occur on site. Staff noted the site plan and survey did not appear to match. The applicant was asked to explain the purpose of a proposed building indicated on the plan. Staff requested information on the dump trucks currently parked on the site as well as several piles of gravel. It was noted that the vehicular use areas would have to be paved and landscaped to comply with Code standards. Public Works and Landscape comments were discussed. 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 is requesting approval of a PCD to allow for use of this .54+/- acre tract for an automobile sales lot. The property is mostly cleared and appears to have some degree of nonconformity associated with the parking of dump truck or as a contractors yard. A gravel driveway provides access off of Whispering Pine Drive. Any change to a nonconforming property requires a Planned Development. The applicant proposes to display six (6) vehicles for sale on the lot. A small office building is to be located on the site. No auto detailing, car washing or auto repair will occur on the site. The applicant states he is a truck driver and desires to have this use as a part time business. Days and hours of operation are 9:00 a.m. to 5:00 p.m., seven days a week. The only site lighting will be a security light. Signage is proposed to be that allowed in commercial zones, as October 6, 2011 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8675 5 per the Code. That could imply a commercial ground mounted sign on each street frontage and wall signage on the building. No specifics were provided. The applicant also proposes to continue to park a single dump truck on the site (the truck he drives). The applicant is requesting a two-year deferral of the requirement to construct paved parking and drives and associated landscaping and screening. Staff is not supportive of the request. The use itself is a C-4 commercial use being proposed in an area that is primarily residential in character and use. There are a couple of nonresidential uses across the street to the south and a nonconforming contractor’s yard across the street to the east. Those uses are the exception rather than the norm. The land use plan limits the nonresidential to narrow strips along the south side of Mabelvale Cut-off and east of Whispering Pine. In addition to concerns about the use itself, staff does not feel it is appropriate to allow a substandard development that does not include compliance with any code standard such as paving, landscaping and screening. Staff believes the proposed development would have a detrimental impact on surrounding properties, particularly the adjacent residential neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the application. PLANNING COMMISSION ACTION: (JULY 14, 2011) The applicant was present. There were three objectors present. Through his City-provided translator, the applicant stated he was not ready to go forward since the person who had been assisting him thus far through the process was unable to be at the meeting. Staff informed the Commission of the applicant’s desire to defer the item. The objectors stated they would support the deferral request, albeit begrudgingly. A motion was made to defer the item to the August 25, 2011 meeting. The motion was seconded and approved by a vote of 9 ayes, 1 no and 1 absent. STAFF UPDATE: There has been no change to the application request since the previous staff analysis and recommendation. Staff continues to recommend denial of the request. October 6, 2011 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8675 6 PLANNING COMMISSION ACTION: (AUGUST 25, 2011) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a letter dated August 15, 2011, requesting a deferral of this item to the October 6, 2011, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: On September 26, 2011, the applicant submitted a request for withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was not present. There were no registered objectors present. Staff presented the item stating on September 26, 2011, the applicant submitted a request for withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: B FILE NO.: Z-5817-C NAME: Magnolia Terrace Addition Lot 1 Short-form PCD LOCATION: Located at 15120 Cantrell Road DEVELOPER: Drive Clean, LLC 1120 South Albert Pike Avenue Fort Smith, AR 72903 ENGINEER: Core States Group 216 East Poplar Street Rogers, AR 72756 DCI Attn. Robert Brown 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 1.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: No uses are allowed due to the expiration of the POD zoning – Underlying zoning is R-2, Single-family – Staff has initiated a revocation of the POD zoning - Item 8 Case File No. Z-5817-D PROPOSED ZONING: PCD PROPOSED USE: A tunnel carwash VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994, established South Hills Terrace Addition Short-form POD containing 1.27 acres. Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 2 detention and the front yard landscaping for three years or to within sixty days of completion of the sewer main which was proposed for constructed along the Highway 10 frontage of the property. The proposal included (Phase I) the utilization of an existing residential structure located at the rear of the site as an office use for a civil engineering company and (Phase II) was to consist of the construction of a second office building (5,080 square feet) at the front of the property. The Phase I proposal included the remodeling of the existing structure and the utilization of the existing 12-foot driveway. The Phase II portion included the abandonment of the existing driveway, closure of the existing curb cut, and construction of a new driveway and curb cut. The new curb cut was to be 24-feet. A new septic system was proposed on the site with connection to city sewer when service became available. The applicant indicated upon availability of sewer service Phase II would be initiated. Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15, 2000, established the Childress Short-form POD on property adjacent to the east containing 1.5 acres. The site contained a 9,400 square foot, two-story brick building which was previously used as a non-conforming photography studio. The applicant proposed the rezoning to allow redevelopment of the site with building and parking lot additions. The applicant proposed O-1, Quiet Office District uses as allowable uses for the site. The applicant proposed a two phased development for the property: Phase I included the construction of an asphalt drive extending from Cantrell Road, construction of 24 parking spaces on the south side of the existing building, dumpster location, use of the exiting building for O-1 permitted uses. Phase II was to consist of the construction of an 8,000 square foot addition to the existing building, extend the driveway along the east side of the building, construction of 32 additional parking spaces on the north side of the building, relocation of the dumpster area. The applicant noted a single sign would be placed near the entrance to the property, which would conform to the Highway 10 Design Overlay Standards. An application was filed for Lots 2 and 3 of the Boydston Subdivision to rezone the property from R-2, Single-family to C-3, General Commercial District. The area is located west of the South Hills Terrace Addition POD. The request was withdrawn prior to the legal ad being placed for the June 11, 1985, Planning Commission Public Hearing. Ordinance No. 18,564 adopted by the Little Rock Board of Directors on September 18, 2001, rezoned Lots 1, 2 and 3 of the Boydston Subdivision from R-2, Single-family to POD. The approval was later revoked by the Board of Directors on April 20, 2004, restoring the previously held R-2, Single-family zoning classification. The property contained 1.29 acres. October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 3 Ordinance No. 19,506 adopted by the Little Rock Board of Directors on March 21, 2006, rezoned two previously approved POD’s and expanded the area to property located to the west of the POD zoned property (the expanded area was zoned R-2, Single-family) to POD to allow the development of four buildings containing on three lots. O-3, General Office District uses were approved as allowable uses for the site. The approval did allow the placement of ten percent of the total gross floor area as an accessory use as identified in the O-3, General Office Zoning District. The lots ranged in size from 1.18 acres to 1.53 acres. The construction of a single story building was proposed for Lots1 and 2 and Lot 3 was proposed with two buildings, a single-story building and a two level building utilizing the slope of the site. The building located on Lot 1 contained 9,000 square feet. The building on Lot 2 contained 12,600 square feet and the building on Lot 3 contained a 3,000 square foot building and a 12,000 square foot building. The overall development plan was in compliance with the Highway 10 Design Overlay District with the exception of the rear yard setback which was approved with a 25-foot setback (40-feet typically required per the DOD). The dumpster service hours were limited to 7 am to 7 pm. A. APPLICANT’S STATEMENT: The applicant is requesting to change of zoning from expired POD/R-2, Single-family to PCD for Lot 1 Magnolia Terrace to allow for the construction of a tunnel carwash. The building is proposed containing 3,142 square feet. The building is proposed parallel with Cantrell Road. The developer of the carwash has indicated there are two point sale terminals located on the site. The sale terminals are only audible during operating hours and are used to instruct the customers through the menu selections. The request includes a single monument sign located along Cantrell Road. The sign is proposed consistent with signage allowed per the Highway 10 Design Overlay District. Building signage is proposed on the façade of the building fronting Cantrell Road. Directional and informational signage on the interior of the site will comply with signage typically allowed in the zoning ordinance. The hours of operation for the carwash facility will be Monday through Saturday from 8 am to 8 pm and Sunday from 9 am to 7 pm. There are six to ten employees of the business. Item #C Case File # Z-5817-B is a request to rezone property from expired POD to POD to add additional commercial and allow the creation of an additional lot within the Magnolia Terrace Addition. This request is to amend only Lot 1 of the Magnolia Terrace Addition to allow a carwash. October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 4 B. EXISTING CONDITIONS: The site is vacant. The former driveway locations are still in place. There is undeveloped property located immediately north of the site and there is a single-family residence located immediately west of the site adjacent to Rummell Road. To the east of the site is a branch bank facility and medical office uses. Further west is a drive-through restaurant and vacant commercially and office zoned property. There are single-family residences in the Westchester Subdivision located across Cantrell Road to the south and southwest. An office use, a pet grooming/boarding facility and a private school are located to the southeast. Cantrell Road is a five-lane roadway with curb and gutter in place. There is no sidewalk located adjacent to the site being proposed for rezoning. There is a sidewalk located immediately east of the site in front of the branch bank facility. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls and letters from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pinnacle Valley Neighborhood Association, the Westchester/Heatherbare Property Owners Association and the Tulley Cove Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required along the access easement on both sides in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. 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. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 5 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. Driveway and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway off Cantrell Road must not exceed 36-feet. 7. The landscape median on the property to the east should be lengthened to create more defined driveways of approximately 25-feet in width. The ends of the landscape median should be extended to the east to protect parking spaces and channelize the traffic flow. 8. 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. 9. Driveway improvement plans of the access easement shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. 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. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Existing sewer main shown on Lot 1 is not a part of Little Rock Wastewater Utility System. Contact the Little Rock Wastewater Utility for additional information. 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 whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Submit plans for October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 6 water facilities and/or fire projection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the 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 the meter connect(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. 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 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’s Cross Connection Section within ten (10) 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on 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 Suburban Office for this property. The applicant has requested to revise the previously approved Planned Office Development to a Planned Commercial Development to allow the construction of a tunnel carwash facility on this individual lot. 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 7 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. Site is located within the Highway 10 Overlay District and must comply with all the standards set forth unless otherwise approved by the Little Rock Planning Commission and the Little Rock Board of Directors. G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011) Mr. Scott McLain was present representing the request. Staff presented an overview of the development stating the request was to amend Lot 1 of Magnolia Terrace to allow for the placement of a tunnel carwash on the lot. Staff stated there were a number of variations from the Highway 10 Design Overlay District related to the site plan. Staff stated the side and rear yard landscape strip was required at 25-feet. Staff stated the building setback along the rear was 40-feet and the side was 30-feet. Staff stated the Overlay required the placement of a 40-foot front landscape strip and a 100-foot building setback. Staff questioned the total height and total area of the proposed monument sign. Public Works comments were addressed. Staff stated sidewalks would be required along Cantrell Road with the proposed development. Staff stated a grading permit would be required prior to any grading activities on the site. Landscaping comments were addressed. Staff stated the site was located within the Highway 10 Design Overlay District. Staff stated the site plan was to comply with the DOD standards unless otherwise approved by the Planning Commission. 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 the issues raised at the March 31, 2011, Subdivision Committee meeting. The revised plan indicates the total height and total sign area for the monument sign located on Cantrell Road. The revised plan indicates the placement of building setbacks October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 8 and landscaping complying with the typical standards of the Highway 10 Design Overlay District. The maximum building height proposed is 25-feet. The rezoning request is to rezone the site from the currently expired POD zoning classification to PCD to allow the development of one lot with a tunnel carwash. The approval would result in this lot being rezoned to a PCD. There are two point sale terminals located on the site. There is a canopy over the sales terminals but there is no signage located on the canopy. The sale terminals are only audible during operating hours and are used to instruct the customers through the menu selections. There is no live voice from either the carwash attendants or the customers. A screening wall is located on the site plan to aid in deflecting the sound. The site plan indicates the placement of a masonry wall on three sides with similar materials as the building construction located around the dumpster. The applicant has not indicated limits will be placed on the hours of dumpster service. Staff recommends if the application request is approved the dumpster hours of service be limited to daylight hours. The site plan indicates the construction of a tunnel carwash facility and the placement of six (6) vacuum stations. The vacuum stations are only a hose stand. The vacuum system is serviced from a central vacuum motor located inside the trash enclosure, which reduces the noise level significantly compared to other types of carwash vacuum systems. The site plan indicates the placement of three (3) employee parking spaces along the service drive and four (4) customer spaces located south of the building. As per the Highway 10 Design Overlay District the development will be served by a ground mounted monument sign not to exceed six (6) feet in height and seventy-two (72) square feet in area. Directional signage per the typical zoning ordinance standards will be placed on the site. The maximum percentage of façade area to be covered by signage will be less than the typical ordinance standards for commercial zones or a maximum of ten (10) percent of the façade area on facades abutting a public street. The hours of operation for the carwash facility will vary depending on the season. The hours proposed are Monday through Saturday from 8 am to 8 pm and Sunday from 9 am to 7 pm. The maximum number of employees working on the site will not exceed five (5) unless there are special events which would require additional personal. October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 9 Staff is not supportive of the request. The request is to allow a site shown as Suburban Office on the Future Land Use Plan as a commercial use. The Highway 10 Design Overlay identified specific areas as commercial nodes to protect the corridor and to facilitate transition of areas from less to more intense land uses along Highway 10 without the undesired effect of small lot strip development. Item #C Case File # Z-5817-B is proposed as an office development constructed with forty-eight percent commercial uses. The site is also identified as Suburban Office on the City’s Future Land Use Plan. The Suburban Office category typically allows for developments of low intensity office developments of office and office parking activities in close proximity to low density residential areas to assure compatibility. Staff does not feel the placement of a carwash facility, which is typically allowed in commercial zones in the C-4, Open Display Zoning District, is appropriate for the site. In addition with the approval of Item #C the overall development of this site becomes a commercial development and not an office use as intended by the City’s Future Land Use Plan which would in-turn extend the existing commercial node located at Taylor Loop Road to the west to align with Rummell Road. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 21, 2011) The applicant was not present. There were registered objectors present. Staff presented the item with a recommendation of deferral of the item to the May 19, 2011, public hearing. Staff stated the deferral request was necessary to allow staff to prepare and present to the Commission a revocation request for the expired POD zoning. 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 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MAY 19, 2011) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant was requesting a deferral of the item to the July 14, 2011, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. October 6, 2011 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-5817-C 10 There was no further discussion of the item. The Chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: This item was deferred by the Commission at their May 19, 2011, public hearing to the July 14, 2011, public hearing. The applicant later requested a withdrawal of this item which staff neglected to place on the Commission’s July 14, 2011, agenda. Staff recommends withdrawal of this item without prejudice. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was not present. There were no registered objectors present. Staff presented the item stating the item was deferred by the Commission at their May 19, 2011, public hearing to the July 14, 2011, public hearing. Staff stated the applicant later requested a withdrawal of the item which staff neglected to place on the Commission’s July 14, 2011, agenda. Staff presented a recommendation of withdrawal of the item without prejudice. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 1 FILE NO.: S-1607-A NAME: James Morgan Subdivision Revised Preliminary Plat LOCATION: Located in the 10,000 Block of Barrett Road DEVELOPER: Mr. Boyd Boshears 10025 Barrett Road Roland, AR 72135 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 21.2 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: A variance from Section 31-232(b) to allow an increased depth to width ratio for the proposed lot. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for approval of the creation of a 1.89-acre lot to be subdivided out of approximately 22 acres on Barrett Road. Barrett Road is not located within the City limits of the City of Little Rock but is located within the City’s Extraterritorial Planning Jurisdiction. This area of Barrett Road consists of rural property ranging in various lot sizes from 40-acre tracts to 1-acre tracts. The southern lot line has been established to align with lot lines of the existing lots located to the west making a continuous line. The proposed lot will be used as a building site for a single-family residence. A variance is required from the Subdivision Ordinance with regard to the depth to width ratio requirement. The depth to width ratio for the proposed lot is 3.6 to 1. The ordinance allows a maximum depth to width ratio of 3 to 1. October 6, 2011 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1607-A 2 B. EXISTING CONDITIONS: This area of Barrett Road is a narrow paved road with open ditches for drainage. The primary use of this area is single-family. On Barrett Road to the east there is a site zoned PD-C which was approved to allow the homeowner to operate a single chair beauty salon from her home. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All abutting property owners were notified of the public hearing. The Coalition of West Little Rock Neighborhoods was notified on this preliminary plat request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Barrett Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. The property is located within the 100-year floodplain. Contact Pulaski County Road and Bridge Department at 340-6800 to obtain the regulations for construction within the floodplain. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. The applicant is working to secure septic certification from the Arkansas Department of Health. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water does not have a water main in Barrett Road; water could possible be obtained from Maumelle Water Corp. To obtain water from Central Arkansas Water, a water main extension will be needed to provide water service to this property from Highway 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. 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 October 6, 2011 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1607-A 3 evaluate this site to determine whether additional public and/or private 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 the 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 the meter connection(s) will apply to all connections including meter connections off the private fire system. Fire Department: A copy of the proposed preliminary plat has been provided to the area volunteer fire department. No comment has been received from the fire department concerning the application request. County Planning: Dedicate and dimension right of way to comply with the County Master Road Plan. Obtain a driveway permit from the County prior to construction. Obtain flood development permit if the building is proposed within the 100-year flood plain. Obtain septic approval from the Arkansas Department of Health. CATA: The site is not located on a dedicated CATA Bus Route. Approved as submitted. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Boyd Boshears was present representing the request. Staff stated there were few outstanding technical issues associated with the request. Staff stated the applicant would need to contact the County regarding a driveway permit. Staff also stated a portion of the site was located within the 100-year floodplain and would require a permit from the County prior to construction. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. October 6, 2011 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1607-A 4 There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request related to the proposed preliminary plat. The request is for approval of the creation of a 1.89-acre lot to be subdivided out of approximately 22 acres located on Barrett Road. This area is not located within the City limits of the City of Little Rock but is located within the City’s Extraterritorial Planning Jurisdiction in which the City exercises zoning and subdivision control. The southern lot line has been established to align with lot lines of the existing lots located to the west allowing the rear property lines to match for continuity. The proposed lot will be used as a building site for a single-family residence. The request includes a variance from the City’s Subdivision Ordinance to allow an increased depth to width ratio. The depth to width ratio for the proposed lot is 3.6 to 1. The ordinance allows a maximum depth to width ratio of 3 to 1. Staff is supportive of the request as filed. There are a number of lots within the area, which have been subdivided into parcels similar in size to the applicant’s request. Staff does not feel the variance as requested will impact the site due to the applicant’s desire to match existing adjacent rear property lines. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. 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 variance request from Section 31-232(b) to allow an increased depth to width ratio for the proposed lot. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) 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. Staff also presented a recommendation of approval of the variance request from Section 31-232(b) to allow an increased depth to width ratio for the proposed lot. October 6, 2011 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1607-A 5 There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 2 FILE NO.: S-1676 NAME: Dockery Addition Combination Preliminary/Final Plat LOCATION: Located at 12203 Hilaro Springs Road DEVELOPER: Veronica L. Dockery 12203 Hilaro Springs Road Little Rock, AR 72206 SURVEYOR: Arkansas Surveying and Consulting 1923 Salem Road Benton, AR 72019 AREA: 5.27 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: This area of the Extraterritorial Planning Jurisdiction does not exercise zoning PLANNING DISTRICT: 14 – Geyer Springs - East CENSUS TRACT: 40.06 VARIANCES/WAIVERS REQUESTED: A variance from Section 31-231 to allow the creation of a lot without public street frontage. The applicant did not follow through with staff with regard to all information necessary to complete this review process. In addition the property has been sold as presented creating an illegal subdivision. City staff is contacting the owner to inform the owner of the illegal subdivision and informing the owner of the necessary steps to resolve this issue. Staff recommends a deferral of the item to the November 17, 2011, Subdivision Public Hearing to allow the applicant time to complete all the necessary paper work, complete the notification requirements and provide staff with all pertinent information concerning the plat request. October 6, 2011 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1676 2 PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was not present. Staff presented the item stating the applicant had not followed through with staff with regard to all information necessary to complete the review process. Staff stated in addition the property had been sold as presented by the preliminary plat creating an illegal subdivision. Staff stated they were contacting the owner to inform the owner of the illegal subdivision and informing the owner of the necessary steps to resolve the illegal subdivision issue. Staff presented a recommendation of deferral of the item to the November 17, 2011, Subdivision Public Hearing to allow the applicant time to complete all the necessary paper work, complete the notification requirements and provide staff with all pertinent information concerning the plat request. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 3 FILE NO.: S-1538-D NAME: Otter Creek Travel Center Subdivision Site Plan Review LOCATION: Located on the Northeast corner of I-30 and Otter Creek Road DEVELOPER: Hills Outdoor Specialists 211 10th Street SW Watertown, SD 57201 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 9.05 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-4, Open Display Zoning District PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: A variance from Section 36-555 to allow building signage greater than signage allowed per the code. A variance from Section 36-557 to allow signage without public street frontage. BACKGROUND: On April 8, 2010, the Little Rock Planning Commission approved a Subdivision Site Plan Review for this site. The approval allowed the development of 9+ acres as a travel center. The property was zoned C-4, Open Display District. The travel center was proposed as a truck stop serving large trucks as well as automobiles. The travel center would operate 24-hours per day 7-days per week. The store was proposed with 9,500 square feet. There were two (2) fueling canopies; one for automobiles (gas) and the other for trucks (diesel). The signage approved was consistent with signage allowed in commercial zones or a maximum of 36-feet in height and 160-square feet in area. Building signage was also to comply with signage allowed in commercial zones or a maximum of ten percent of the façade on the facades abutting a public street. October 6, 2011 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1538-D 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is now to allow the placement of additional signage on the western facades of the building and on the canopies over the fueling stations. The height of the directional signage is also proposed in excess of the height and total square footage typically allowed per the zoning ordinance. The fuel canopies will contain the Love’s logo, which is 23.39 square feet on each of the four (4) elevations of the gas canopy, and the Love’s logo containing 23.39 square feet on the west and south elevations of the diesel canopy. The four (4) directional signs are proposed 7’1” high, 18.5 square feet in area. The two (2) Hardee’s directional signs are 5’6” high and 4.63 square feet in area. The applicant has indicated the increased size and height will increase recognition to safely direct automobiles and semi trucks to the proper location within the travel center. B. EXISTING CONDITIONS: The travel center is currently under construction. Otter Creek Road is located along the southern boundary and the I-30 Frontage Road is located along the eastern boundary. There is a traffic signal located at the I-30 Frontage Road and Otter Creek Road. To the north and northwest there is a floodway, currently zoned OS. Other uses in the area include a large trucking firm, CAL-ARK, located to the south of the site across Otter Creek Road. Across I-30 there is a large regional hospital facility, a hotel, and a number of office uses, accessed from Mabelvale West. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner’s representative. All property owners located within 200-feet of the site and Southwest Little Rock United for Progress were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the developers. Staff stated the request was to allow additional signage on the Love’s Travel Center, which was currently under construction. Staff stated they were working with the sign company to obtain all necessary information to complete the review process. The Committee determined there were no other issues and forwarded the item to the full Commission. October 6, 2011 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1538-D 3 E. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing related to the site plan. The applicant has provided staff with the dimensions of the building to aid in calculation of the proposed building signage. The following table indicates the square footage for the various facades of the building. In addition to the request for additional building signage the applicant is requesting an increase in the total height and sign area of the directional signs and the placement of signage on the fuel canopies, some of which are located without public street frontage. Sign sq ft. Building Percentage BUILDING SIGNS: East Elevation 6' 4" x 8' LOVE'S HEART & 5' 8" LOVE'S LETTERS 176.28 Natural Resources Dr 4' x 5' ECHO HEART 20.00 24" SUBWAY CHANNEL LETTERS 21.56 3'7 3/4" X 12' 2" HARDEES 44.36 262.20 2,738 9.58% West Elevation Panaflex Love's & Heart – Without Street frontage 10.06 1,451 0.69% South Elevation 3'7 3/4" X 12' 2" HARDEES 44.36 1,422 3.12% Otter Creek Road BUILDING SIGNS: 578.82 TRUCK TIRE CARE SIGNS: East Elevation 6' 4" X 5' 4 1/2" LOVE'S TRUCK TIRE CARE 34.05 3' x 5' 1/2" OPEN 24 HOUR 15.13 2' X 6' 1/2" MICHELIN SIGN 12.08 2' X 6' 1/2" BF GOODRICH 12.08 2' X 6' 1/2" YOKOHAMA 12.08 85.42 1,195 7.15% South Elevation 6' 4" X 5' 4 1/2" LOVE'S TRUCK TIRE CARE 34.05 34.05 TRUCK TIRE CARE SIGNS: 119.47 376 9.06% The east elevation fronts Gateway Parkway and the south elevation fronts Otter Creek Road. The west elevation does not have public street frontage. The applicant is requesting to place a sign containing 10.06 square feet or 0.69 percent of the façade area on the western façade. This requires a variance from the sign ordinance to allow signage without public street frontage. October 6, 2011 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1538-D 4 The fuel canopies are proposed containing the Love’s logo and are 23.39 square feet on each of the four (4) elevations of the gas canopy and the Love’s logo containing 23.39 square feet on the west and south elevations of the diesel canopy. On the fuel canopy the north and west sides do not have public street frontage. Staff is supportive of allowing the signage on the fuel canopy on the south elevation, which is without public street frontage. Staff is not supportive of allowing the signage on the western façade of the fuel canopy or on the eastern façade of the diesel canopy. These canopies are located facing the building and staff feels they are not necessary to identify the business. The four (4) directional signs are proposed 7’1” high, 18.5 square feet in area. The two (2) Hardee’s directional signs are 5’6” high and 4.63 square feet in area. The ordinance typically allows the placement of two directional/informational signs per lot, not to exceed four square feet in sign area or six feet in height. Although the signage is larger than typically allowed and the applicant is requesting more signs than typically allowed staff does not feel this will negatively impact the development. The Travel Center directional signs are proposed at the entrances along the streets. The Hardee’s signs are located within the parking lot to direct customers to the drive-through window. Staff is supportive of the directional signage as proposed. Due to the nature of the business and the high probability of out of town/state traffic staff feels the increased height and the additional signage will aid in directing traffic through the site and assist in directing the semi truck and automobile traffic. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff is generally supportive of the applicant’s signage plan but does not support the placement of the signage on the two fueling areas, which are internal to the building. F. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item stating based on staff’s concerns identified in the staff write-up related to the proposed signage plan the applicant had agreed to forgo the Love’s logos on the western façade of the gas canopy and the eastern façade of the diesel canopy. Staff stated based on the elimination of these two signs staff was now supportive of the applicant’s request. Staff presented a recommendation of approval of the proposed October 6, 2011 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1538-D 5 plan to allow signage on the western façade of the building containing 10.06 square feet and was located without public street frontage. Staff stated they were supportive of the directional signage which had an increase in sign area and staff was supportive of the sign on the gas canopy located on the southern elevation which did not have public street frontage. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 4 FILE NO.: Z-2959-I NAME: Fidelity Information Services Zoning Site Plan Review LOCATION: Located at 4001 N. Rodney Parham Road DEVELOPER: Fidelity Information Services, Inc. Attn. Tony Kaufman 601 Riverside Avenue Jacksonville, FL 32204 ENGINEER: Cromwell Architects Engineers, Inc. Attn. Gregory B. Cockmon 101 South Springs Street Little Rock, AR 72201 AREA: 45.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional Zoning District PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.04 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Fidelity Information Services is requesting a revision to their previously approved site development plans of their campus located at 4001 Rodney Parham Road. The changes to the proposed plan from that previously approved by the Commission are as follows: 1. Phase I: The addition of one (1) 1000 kw generator set and the associated switch gear located on a single concrete pad each in exterior weather proof and acoustical housings. Also required to support the additional electrical load is an additional transformer, which will be installed by the local utility. October 6, 2011 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-I 2 2. Phase II: Three (3) additional generator sets located adjacent to the Phase I sets on the same pad along with an 800 square foot (40’ x 40’) single story, free standing central plant building located adjacent to the generator pad in Phase I. To service the central plant two (2) cooling towers will be required. After consideration, the management of Fidelity Information Services decided that it will continue to grow the Little Rock campus and in order to do this it is necessary to expand the existing data center located on the fourth floor of Building Two. FIS has determined that they must increase the capacity, both mechanically and electrically, of the existing Building Two infrastructure in order to accommodate these new clients along with future clients data needs. This requires the addition of a central plant for HVAC capacity along with generators and switchgear for additional electrical and emergency power capacity. Phase I of the project will be to locate one generator set and corresponding switch gear in the existing green space located south of Building Two adjacent to the existing generator and transformer. A small number of the existing trees in this area will need to be removed for the first phase. All remaining work for the first phase of the project will be included on the fourth floor of the building interior. The future Phase II of the project will include additional emergency power equipment along with a new central plant building to serve additional HVAC needs as the company expands its data service. The generators will be exercised on a weekly basis between the hours of 8:00 am and 5:00 pm on a weekday for approximately 15 minutes. Each generator will be installed in an acoustical enclosure and its exhaust directed towards the sky to control the noise level of the generator. As part of the submittal FIS also requires retention of the previously approve Master Plan of 26 May 1992, which indicates future parking decks and buildings. B. EXISTING CONDITIONS: The site is a developed office campus with four office buildings and associated parking. North and northwest of the site is O-2, Office and Institutional zoned property containing an office development with a large portion of the area currently vacant. South and east of the site are single-family homes. Across Rodney Parham Road there are a number of office buildings, a bank and a church. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site and the Pleasant Valley Property Owners Association were notified of the public hearing. October 6, 2011 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-I 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 requires that upon installation of the RPZ assembly, 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 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. Maintain a minimum 20-foot access around the site. County Planning: No comment. October 6, 2011 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-I 4 CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route but is located near CATA Bus Route #25 – the Highway 10/Pinnacle Mountain Express Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any/all trees and green space removed or destroyed with this application will need to be replaced. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Representatives of Fidelity Information Services were present representing the request. Staff stated there were few outstanding technical issues. Staff stated the applicant had met with the area homeowners to address their concerns with the proposed development. Staff stated the landscaping that was removed as a result of the project would need to be replaced somewhere on the site. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: There were no outstanding technical issues raised at the September 15, 2011, Subdivision Committee meeting in need of addressing by revising the site plan. The request is a two (2) phased development to allow the addition of a 1000 kw generator set and the associated switch gear in the first phase and the placement of three (3) additional generator sets, a free standing central plant building and two (2) cooling towers developed in the second phase. Phase I of the project will be to locate one generator set and corresponding switch gear in the existing green space located south of Building Two adjacent to the existing generator and transformer. A small number of the existing trees in this area will need to be removed for the first phase. All remaining work for the first phase of the project will be included on the fourth floor of the building interior. The future Phase II of the project will include additional emergency power October 6, 2011 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-I 5 equipment along with a new central plant building to serve additional HVAC needs as the company expands its data service. The generators will be exercised on a weekly basis between the hours of 8:00 am and 5:00 pm on a weekday for approximately 15 minutes. Each generator will be installed in an acoustical enclosure and its exhaust directed towards the sky to control the noise level of the generator. The applicant has provided details for the proposed generators. The generator enclosure dimensions have a total height of 102 inches and the width is 94 inches and the length 204 inches. The applicant has provided sound test results indicating at 215-feet the noise level will be 60.6 dBA. This is similar to normal conversation at 3 feet to 5 feet (60-70dB). Other comparisons are telephone dial tone 80dB, City traffic inside the car 85dB and normal piano practice 60-70dB. The applicant has also provided information concerning the cooling towers. The applicant has indicated the sound level of the cooling towers is 74dB at 5-feet and at 210-feet the level is 42dB. This is the sound level in a person’s home. As part of the submittal FIS also requires retention of the previously approved Master Plan of May 26 1992, which indicates future parking decks and buildings. Staff is supportive of the request. The placement of the additional equipment is located internal to the campus. The applicant has agreed to work with staff to determine the best placement of the landscaping to be lost as a result of this project. The applicant has also met with the residents in the area and agreed to place additional landscaping and screening along the southern property line adjacent to the residences to aid in reducing the existing and future noise that may be generated from this site. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the placement of the additional equipment as proposed will not adversely impact the site or the adjacent area. I. 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 the applicant work with the Zoning and Subdivision Manager to determine the best placement in relocating the landscaping, which will be removed as a result of this project. October 6, 2011 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-I 6 PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) 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. Staff also presented a recommendation the applicant work with the Zoning and Subdivision Manager to determine the best placement in relocating the landscaping, which would be removed as a result of the project. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 5 FILE NO.: Z-3371-KK NAME: The Shoppe’s at Colonel Glenn Lot 15 Zoning Site Plan Review LOCATION: Located on the Northeast corner of Colonel Glenn Road and Colonel Glenn Plaza Drive DEVELOPER: LLEDJL, LLC c/o Leonard Boen P.O. Box 22407 Little Rock, AR 72221 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72221 AREA: 1.48 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of a lot with acreage less than the acreage typically required per the C-2, Shopping Center Zoning District. (5-acre minimum) BACKGROUND: A preliminary plat for the subdivision of 81+ acres zoned C-2, Shopping Center District was approved by the Planning Commission at their March 11, 2004, Public Hearing. The applicant intended to subdivide the site into four (4) lots to be marketed for C-2 commercial uses. The minimum lot size proposed was 225 feet by 225 feet or 1.162 acres for three lots, which abutted Colonel Glenn Road with the bulk of the property contained in proposed Lot 4. The three peripheral lots were under separate ownership. October 6, 2011 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-KK 2 On April 22, 2004, the Little Rock Planning Commission approved a site plan review for the development of this 81+ acres as a shopping center and a preliminary plat to create 12 non-residential lots (previously approved Lot 4 of the I-430/Colonel Glenn Subdivision). The project consisted of 484,849 square feet of department stores, retail space and restaurant space. Parking was proposed at 2,546 parking spaces. The developer proposed to subdivide the site into nine (9) lots and three (3) tracts with the remaining property held by the developer. The approval allowed tenants to own property in fee. Bowman Road frontage would be improved to the minor arterial standard as required by the Master Street Plan. Right-of-way dedicated on 36th Street was required, however, a deferral of street improvements until some development occurred on the 36th Street frontage was approved. The Commission approved a variance from the Land Alteration Ordinance to allow the grading of the site with the Phase I development. The development never occurred. On August 16, 2007, the Little Rock Planning Commission approved a Zoning Site Plan Review to allow the development of 81+ acres with a shopping center development. The site plan indicated the placement of 387,065 square feet of retail shops, a 75,000 square foot hotel, 25,000 square feet of restaurant space for a total building area of 487,065 square feet. Parking was proposed at 2,285 spaces. Variances from various ordinance development standards were approved. Two variances from the Land Alteration Ordinance were approved. One to allow advanced grading of a portion of the site with the development of the first phase and second a variance to allow an increased slope. The applicant sought variances from the Subdivision Ordinance to allow the creation of lots without public street frontage. A variance from the Zoning Ordinance to allow a reduced buffer along the northern perimeter and the Interstate Frontage was approved. The request also included a variance from the Zoning Ordinance to allow a reduced building setback for the internal lots. On February 14, 2008, the Little Rock Planning Commission approved a preliminary plat and revised site plan along with a variance from the Land Alteration Ordinance for an 81+ acre area, which included the current site proposed for development. The site plan and preliminary plat were somewhat similar to the previous approval with regard to lot layout and potential building footprints. The revision was for the most part related to the variance request from the Land Alteration Ordinance. The developer requested to grade the entire site with the issuance of a building permit on two (2) buildings located within the 81-acre development area. The developer proposed to not begin any construction or clearing until construction was imminent for the retail building on Colonel October 6, 2011 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-KK 3 Glenn Road, which is Lot 15 of the current request and one (1) of the large lots on top of the hill. During the grading process buffers would remain until additional interior lots were developed. A plan was provided to ensure visibility into the site was obscured during the grading process. A plan for the removal of the temporary buffers and the final development of the lots was also provided. The proposed plat included variances to allow for the development of lots with acreage less than the typical lot size required by the zoning district. On May 2, 2010, the Little Rock Planning Commission approved a Zoning Site Plan Review request for a project containing approximately 5.26 acres identified as Lots 14 and 15 the Shoppe’s at Colonel Glenn. The development was proposed as a mix of office, retail and restaurant users. Lot 14 was proposed as a one-story building with a drive-thru restaurant containing 4,950 square feet and was indicated with the potential for multiple tenants. The building located on Lot 15 was proposed containing two (2) potential restaurant users each containing 6,880 square feet and a drive-thru window service. The remainder of the building was indicated containing 19,200 square feet and was proposed with office and retail uses. The site plan indicated 75 parking spaces on Lot 15 and 204 parking spaces were indicated to serve Lot 14. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request contains 1.48 acres located at the northeast corner of Colonel Glenn Road and Colonel Glenn Plaza Drive formerly identified as Lot 15. The property was approved on May of 2010 as apart of a larger site plan with a retail strip in the rear (Lot 14) and a single restaurant user on the hard corner (Lot 15) with separate lots for each. The developer is now proposing to maintain the approved retail strip center on the property to the north (Lot 14) and exchange the single restaurant user for two smaller drive-thru restaurants on the corner (Lot 15). The retail strip along with the two proposed restaurants will sit on individual lots. Parking for the restaurants is less than the required one space for 100 square feet of building area however the overall parking for the three lots exceeds the typical City standard. B. EXISTING CONDITIONS: The site was cleared of trees a number of years ago. A portion of Colonel Glenn Plaza Drive has been constructed and development of an automobile dealership is currently under construction to the north of this site. There are a number of non-residential uses in the area including automobile dealerships, a movie theater, a nursing school and a strip office/showroom/warehouse development. Further southwest of the site is a public school, Fair High School, located on David O Dodd Road. Northwest of the site are single-family homes located along South Bowman Road and West 36th Street. October 6, 2011 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-KK 4 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner’s representative. All property owners located within 200-feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Submit a Traffic Study for the proposed project. Study should address trip generation and stacking space for the development and also should take into account existing and projected traffic growth. 2. 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. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Colonel Glenn Road and Colonel Glenn Plaza Drive including 5-foot sidewalks with the planned development. The improvements are installed or under construction. 5. Two (2) way traffic should be provided for vehicles on the southside of the proposed eastern development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Easements are required. A 15-foot underground or a 30-foot overhead utility easement is required along the street sides and along the common property line of the two proposed lots for Lot 15. Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the October 6, 2011 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-KK 5 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 the 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 private fire systems. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20-foot minimum access around the sites perimeter. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. This site plan is being reviewed as a whole project; therefore, these requirements apply to all building permits issued. 3. The zoning street buffer ordinance requires an average sixteen-foot (16’) wide street buffer along Colonel Glenn Plaza Drive and in no case to be less than nine feet (9’) in width. October 6, 2011 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-KK 6 4. The landscape ordinance requires a nine (9’) foot wide perimeter landscape strip around the sites entirety; this includes the areas between each lot(s). A variance must be obtained from the City Beautiful Commission for any reduction and must be approved prior to the issuance of a building permit. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. White clearly label the lot lines. Staff also stated the order board would require screening per Section 36-298 of the code of ordinances. Staff requested Mr. White provide a signage plan including the location and total area of any proposed building signage. Staff stated the site plan as presented did not comply with the City’s Landscape Ordinance with regard to perimeter landscaping. Public Works comments were addressed. Staff requested Mr. White provide a traffic study or work with the City’s Traffic Engineer concerning the anticipated volumes of traffic on the site. Staff stated although highly unlikely there was a potential for stacking of automobiles onto the abutting City street. Staff stated the City’s detention ordinance would apply to the development of the site. Staff stated street improvements to the abutting City streets was required with the development. Landscaping comments were addressed. Staff stated the landscape ordinance required the placement of a nine (9) foot landscape strip around the site’s perimeter. Staff stated one of the parking spaces along Colonel Glenn Road did not appear to meet the typical ordinance standards and suggested the parking stall be removed to allow for additional green space. The Committee determined there were no other issues and forwarded the item to the full Commission. October 6, 2011 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-KK 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has included the landscaping as required by the City’s Landscape Ordinance. The revised plan indicates two-way traffic through the site. The development is proposed as two lots on C-2, Shopping Center District zoned property. The minimum lot size within the C-2, Shopping Center Zoning District is typically five (5) acres. The ordinance states the lots size may be varied in instances where a subdivision site plan and plat proposing peripheral lots and multiple ownerships is approved by the Planning Commission. Lot 15A is proposed with a lot area of 0.94 acres, a building area of 3,400 square feet and a 600 square foot patio area. The building coverage is 9.8 percent and the landscape area is 26.2 percent. 37 parking spaces are indicated on the site plan. 40 parking spaces would typically be required. Lot 15B is proposed with a lot area of 0.68 acres and 3,100 square feet of building area. The building coverage is 10.5 percent and the landscape area if 23.7 percent. 29 parking spaces are indicated on the site plan. 31 parking spaces would typically be required. Each of the lots will have a pole sign 36-feet in height and 160 square feet in area. Building signage will comply with building signage allowed in commercial zones or a maximum of ten percent of the façade area abutting a public street. Lot 15B will have signage along the southern façade. Lot 15A will place signage along the southern and western facades. The days and hours of operation are from 5 am to 1 am seven days per week. The applicant has indicated the menu order boards will be screened as per Section 36-298(1)(a). The site plan indicates the placement of a dumpster on each of the individual lots. A note on the site plan indicates the dumpsters will be screened as typical required by City ordinance. A note on the site plan indicates the maximum building height as 45-feet. The building height is consistent with the building height allowed per the zoning district. The applicant has not provided staff with the requested traffic study. Staff cannot support the request as presented since they are unsure of the volume of traffic the two drive-through restaurants will generate. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. October 6, 2011 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-3371-KK 8 PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on October 4, 2001, requesting deferral of this item to the November 17, 2011, public hearing. Staff stated the deferral request was not made within the time frame outlined in the Planning Commission’s By-laws. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff presented a recommendation of approval of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 6 FILE NO.: Z-3371-LL NAME: Lot 9 Glenn Ridge Crossing Revised Long-form PCD LOCATION: Located within the interior area of Colonel Glenn Plaza Loop DEVELOPER: Sandra L. Landers 153 Hickory Creek Circle Little Rock, AR 72212 ENGINEER: The Holloway Firm Attn. Eric Holloway 200 Cassey Drive Maumelle, AR 72113 AREA: 10.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: Expired PCD – Underlying Zoning C-3, General Commercial District ALLOWED USES: Expired PCD - Automobile sales and Auction PROPOSED ZONING: PCD PROPOSED USE: Automobiles sales VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drives located on Colonel Glenn Plaza Loop to be located closer than the minimum distance required by the Little Rock Code of Ordinances BACKGROUND: Ordinance No. 19,976 adopted by the Little Rock Board of Directors on June 3, 2008, established Glenn Ridge Crossings Lot 6 PCD. The proposed development consisted of the construction of a single story CarMax Automobile dealership. The proposed project included the construction of an 8,147 square foot sales building, a 24,092 square foot service building, 1,102 square feet of presentation lanes and a 2,947 square foot final quality control building, which included a carwash. In addition to the sale of late model, pre-owned vehicles, service performed onsite by CarMax October 6, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3371-LL 2 included the reconditioning and detailing of vehicles for sale, limited repair services for customers (routine maintenance, oil changes, tire rotation, brake jobs, etc.), and the wholesale auction of vehicles to licensed dealers only (not the general public). No major engine work or body repair would be done onsite and if cars were brought in for these major repairs, they were referred to local dealerships. The hours of operation were Monday through Saturday from 10 am to 10 pm and 12 pm to 6 pm on Sunday. The sales parking lot included 330 parking spaces and the customer/employee parking lot included 158 parking spaces to accommodate the 100-120 employees and customers. The customer/employee parking lot was specifically oversized so when auctions were held there was additional parking for the registered dealers to park. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to rezone the site from expired PCD to PCD to allow the use of the site as automobiles sales and service. The site plan indicates the placement of two new car dealerships on the site. Chrysler Dodge sales and service is proposed within a building containing 54,481 square feet and Fiat sales is proposed in a building containing 3,200 square feet. The site plan indicates the placement of two (2) driveways along the eastern portion of Colonel Glenn Plaza Loop and one driveway along the western portion of Colonel Glenn Plaza Loop. The request includes a variance to allow the eastern drives along Colonel Glenn Plaza Loop to be located nearer to each other than typically allowed per the Subdivision Ordinance and the Master Street Plan. B. EXISTING CONDITIONS: The general area contains a mixture of uses and zoning. An auto dealership is located across Colonel Glenn Plaza Loop and Playtime Pizza is located to the south of the site. There is also a large amount of undeveloped property located to the west of the site, across Colonel Glenn Plaza Loop. Other uses in the area include additional automobile dealerships, a convenience store and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner’s representative. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. October 6, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3371-LL 3 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. Access ramps should be installed at the intersection of Colonel Glenn Plaza Loop and Colonel Glenn Plaza Loop directed towards the north and west. Access ramps should also be installed at the intersection of Colonel Glenn Plaza Loop and Colonel Glenn Plaza Drive. One ramp is requested to be installed on the north side of Colonel Glenn Plaza Loop and west of Colonel Glenn Plaza Drive. 2. All driveways shall be concrete aprons per City Ordinance. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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). 5. 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. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. 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. 8. The two (2) driveway locations on the east side of the development do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. What is the schedule for the proposed gate at the southeast driveway to allow entry and exit? 9. Driveway widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The east driveway median should be removed and the width of driveway should not exceed 26 feet. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. The required sight distance is 300 feet. If required sight distance cannot be met, the grading and drainage plan should be modified to provide sufficient sight distance at the intersection of Colonel Glenn Plaza Loop and Colonel Glenn Plaza Loop. October 6, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3371-LL 4 11. Onsite improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. 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. 13. Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 14. Erosion controls must be installed to reduce discharge of polluted stormwater. 15. 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 AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the 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 private fire systems. 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 requires that upon installation of the October 6, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3371-LL 5 RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a minimum 20-foot access around the sites perimeter. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow a revision to a previously approved site plan for automobile sales. Master Street Plan: Colonel Glenn Plaza Loop 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 zoning street buffer ordinance requires six percent (6%) of the average depth along the street. The area along the southern property line and the western property line appear to be deficient. The parking aisles in those October 6, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3371-LL 6 areas can be reduced to twenty-foot (20’) parking space and twenty foot (20) aisle. Allowing for an increase in the street buffer area. 3. The interior islands must be a minimum of three hundred (300) square feet in area for credit towards the landscape ordinance. 4. Interior islands must be evenly distributed throughout the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Eric Holloway was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff requested Mr. Holloway provide a signage plan for the proposed development. Staff also requested the location of any proposed dumpsters be indicated on the site plan. Public Works comments were addressed. Staff stated the drives as indicated would require a variance from the minimum driveway spacing requirement from the various ordinance requirements. Staff also stated a grading permit would be required prior to development of the site. Staff stated the stormwater detention ordinance would apply to the development of the site. Staff stated streetlights were required to be installed with the development and prior to the issuance of the certificate of occupancy. Landscaping comments were addressed. Staff stated the street buffers along the southern and western perimeters did not meet the typical ordinance requirements. Staff suggested the drive aisles be reduced to allow for adequate buffering in these areas. Staff also stated interior islands were to be a minimum of 300 square feet in area. Staff stated all interior landscaping was to be evenly distributed through out the site. Staff stated an automatic irrigation system would be required to water landscaped areas. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. October 6, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3371-LL 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan indicates interior landscaping will be provided per the City’s Landscape Ordinance requirements. The street buffers along the southern and western perimeters have been increased to allow the typical ordinance requirements in these areas. The plan also indicates the placement of the dumpsters and a note indicating the dumpsters will be screened per the typical ordinance requirements. The request is to rezone the site from expired PCD to PCD to allow the use of the site as automobiles sales and service. The site plan indicates the placement of two new car dealerships on the site. Chrysler Dodge sales and service is proposed within a building containing 54,481 square feet and Fiat sales is proposed in a building containing 3,200 square feet. A note on the plan indicates the maximum building height is 35-feet. The plan indicates 598 parking spaces for automobile display, customer parking, employee parking and service customer parking. The site plan indicates the placement of two (2) drives along the eastern portion of Colonel Glenn Plaza Loop and one drive along the western portion of Colonel Glenn Plaza Loop. The request includes a variance to allow the drives along Colonel Glenn Plaza Loop to be located nearer to each other than typically allowed per the Subdivision Ordinance and the Master Street Plan. Staff is supportive of the variance request. The plan indicates signage will comply with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. The plan indicates building signage will comply with building signage allowed in commercial zones or a maximum of ten percent (10%) of the façade area abutting the public street. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the use of the property as an automobile dealership is appropriate. I. 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. October 6, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3371-LL 8 Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the drives located on Colonel Glenn Plaza Loop to be located closer than the minimum distance required by the Little Rock Code of Ordinances. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented 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 also presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the drives located on Colonel Glenn Plaza Loop to be located closer than the minimum distance required by the Little Rock Code of Ordinances. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 7 FILE NO.: Z-4745-A NAME: Shackleford/Kanis Short-form PD-C LOCATION: Located on the Southeast corner of Kanis Road and Shackleford Road DEVELOPER: Watters Corporation 17 Red Cedar Cove Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional Zoning District ALLOWED USES: Office, Public, Quasi-public PROPOSED ZONING: PD-C PROPOSED USE: Restaurant with drive-through service VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drives to be located nearer the intersection than typically allowed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The developer is proposing to raze the current restaurant and construct a new 1,850 square foot restaurant with drive-thru service. The site has been designed to allow one-way traffic, which maximizes the stacking lane for the drive-thru. The developer does not anticipate stacking ten (10) cars at any one time, but wishes to be conservative. As designed, cars should not back through the site and onto the arterial street. The developer is proposing to use the existing curb cuts which do not meet current code, but that currently function for the existing user. The developer is requesting a variance from the driveway spacing ordinance to allow the drives to remain. October 6, 2011 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4745-A 2 The hours of operation are from 5:00 am to 10:00 pm. The am peak will be the busiest time for this particular user. The developer is requesting a reduction in the typical parking required for a restaurant user. The site as designed has 14 parking spaces rather than the required 18 parking spaces. The developer anticipates that parking will not be an issue with the designed drive-thru service. B. EXISTING CONDITIONS: The site has a vacant restaurant building with a substandard parking lot. To the east of the site is a vacant parcel recently approved for a PD-C to allow a restaurant with drive-thru service for Panera Bread. The property to the east is zoned O-3, General Office District as is the Bancorp South Bank property. O-2, Office and Institutional District zoned property is located to the south, fronting South Shackleford Road, containing hotels, restaurant uses and the Heart Hospital. Across South Shackleford Road is property zoned PCD, O-3, General Office District, C-2, Shopping Center District and C-3, General Commercial District which has developed with a number of uses including a convenience store, hotels, automobile dealerships and general office uses. Northeast of the site is a large insurance company office complex, Arkansas Farm Bureau, and a daycare facility, Kidco. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner’s representative. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. An additional 10 feet should be dedicated for the installation of a right turn lane per the Master Street Plan. 2. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. An additional 10 feet of right-of-way should be dedicated at arterial-arterial intersections. October 6, 2011 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4745-A 3 3. A radial dedication of right-of-way is required at the intersection of Shackleford Road and Kanis Road. 4. Sidewalks with appropriate handicap ramps are required to be installed along Shackleford Road and Kanis Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk along Kanis Road should be installed at the new right-of-way line. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including a right turn lane and 5-foot sidewalks with the planned development. The right turn lane should be installed with a 35-foot radius as shown on the drawing provided by staff. A right turn island will not be installed at this location. The existing traffic signal pole and mast arm will be required to be relocated. No signal loops exists at this intersection. Video detection is used. Contact Bill Henry pertaining to location of traffic signal pole and mast arm at 379-1816. 6. Submit a Traffic Study for the proposed project. Study should address trip generation and stacking space for the development and also should take into account existing and projected traffic growth. 7. Stormwater detention will not apply to the proposed development. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway onto Kanis Road should be right in and right out only with a directional median as shown on staff provided plan. The width of driveway must not exceed 36 feet. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project on the north side of Kanis Road. Contact Little Rock Wastewater Utility for additional information. October 6, 2011 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4745-A 4 Entergy: A 30-foot overhead easement is required along the street sides of the proposed development. Contact Entergy for additional information. Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20-foot minimum access around the sites perimeter. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #3, the Baptist Medical Center Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development to allow the development of 0.55 acres with a restaurant containing drive-thru service. October 6, 2011 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4745-A 5 Master Street Plan: Kanis Road and Shackleford Road are both Minor Arterials. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these roads since they are Minor Arterials. 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 landscape ordinance requires a nine-foot (9’) wide perimeter landscape strip around the sites entirety. This amount should be present after all the required right-of-way dedication. The right of way area cannot counts toward this minimal City ordinance requirement. A variance from this ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. A small amount of building landscaping will be required. 4. The dumpster must be located outside of the nine foot (9’) perimeter landscape strip. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Joe White of White Daters and Associates was present representing the developer. Staff stated there were few outstanding technical issues associated with the request. Staff requested Mr. White provide a signage plan for the development. Staff also stated the three (3) parking spaces located along the western portion of the building were to be signed as employee parking only. Staff stated the planting strips were indicated less than the typical ordinance standard and requested Mr. White provide the calculations for the landscaped areas to ensure the ordinance standards were being met. Public Works comments were addressed. Staff stated the turn lane on South Shackleford Road was not designed properly and provided Mr. White with a sketch of the alignment City staff would prefer to be constructed. Staff suggested Mr. White contact the City Traffic Engineer for additional information. Staff also requested a traffic study be conducted. Mr. White questioned this comment. He October 6, 2011 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4745-A 6 stated traffic studies were expensive and time consuming. Staff suggested Mr. White contact the City’s Traffic Engineer to see if there was other information, which could be provided in-lieu of a traffic study to provide traffic projections for the site. Landscaping comments were addressed. Staff stated there were a number of areas the site plan appeared to be deficient. Staff noted the previous comment which requested landscape area calculations be provided to ensure the Landscape Ordinance requirements were being met. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the September 15, 2011, Subdivision Committee meeting. The applicant has indicated the perimeter landscaping will comply with the minimum standards of the landscape and buffer ordinances. The revised plan has not addressed staff’s concern related to the driveway along Kanis Road. The request is to rezone the site from O-2, Office and Intuitional to PD-C to allow the redevelopment of this site. The developer is proposing to raze the current restaurant to allow construction of a new 1,850 square foot restaurant with drive-thru service. The site plan is designed to allow one-way traffic to maximize the stacking lane for the drive-thru. The hours of operation are from 5:00 am to 10:00 pm. The am peak will be the busiest time for this particular user. The signage plan has been provided. The site will containing building signage consistent with signage allowed in commercial zones or a maximum of ten percent (10%) of the façade area abutting the public streets. A single pole sign will be placed on the site. The sign will have a maximum height of 36-feet and a maximum sign area of 160 square feet. This is also consistent with signage allowed in commercial zones. The developer is requesting a reduction in the typical parking required for a restaurant user. The site as designed has 14 parking spaces rather than 18 parking spaces, which is typically required by the zoning ordinance. The developer anticipates that parking will not be an issue with the designed drive-thru service. October 6, 2011 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4745-A 7 The developer has provided staff with traffic counts for Dunkin Donut’s operation from a Memphis store. Based on this store the site is just over half capacity on the drive through window. Based on 60 cars using 35 seconds at the pick-up window, the store is using 60 percent of the capacity of the drive-through lane. The Memphis store has a seven car maximum number in the drive through lane during the peak hour. This site allows a stacking of ten cars with room for an additional four cars stacked across the front of the store. Staff feels the traffic projections provided by the applicant will be near the projections for this site. Staff does not feel the automobiles will cause any stacking onto the City’s public street. Staff feels the approval should be limited to Dunkin Donut’s and any future user should be reviewed as a revision to the PCD. The developer is proposing to use the existing curb cuts which do not meet current code, but that currently function for the existing user. The developer is requesting a variance from the driveway spacing ordinance to allow the drives to remain. The site plan indicates a left turn out on Kanis Road which staff does not support. Although left turns are currently permitted staff does not feel with the redevelopment of the site left turns should continued to be permitted. The existing traffic at this intersection stacks which does not allow sufficient area for persons to safely pull out and make the left turn. Although staff is generally supportive of the request based on the applicant’s request to allow a full service driveway on Kanis Road as indicated on the site plan staff cannot support the project. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) Mr. Joe White was present representing the request. There were no registered objectors present. Staff introduced the item. Mr. White requested a deferral of the item to the November 17, 2011, public hearing. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request to the November 17, 2011, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 8 FILE NO.: Z-5139-F NAME: Easter Seals Adult Training and Wellness Center Revised Long-form PCD LOCATION: Located at 14901 Cantrell Road DEVELOPER: Easter Seals of Arkansas 3920 Woodland Heights Road Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Selected C-3, General Commercial District uses PROPOSED ZONING: Revised PCD PROPOSED USE: Easter Seals Wellness Center and Training retaining the previously approved selected C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The site contains a single story 47,675 square foot commercial building and 157 parking spaces. The site is an existing developed site, which met the intent of the Highway 10 Design Overlay District some years ago when developed. Ordinance No. 15,718 dated August 1, 1989, rezoned the site from R-2, Single-family to PCD to allow Safeway to open a grocery store on the site. The site operated as a grocery store until Affiliated Foods “down-sized” their operation closing several stores in the central Arkansas area. October 6, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5139-F 2 Certain criteria were placed on the development as conditions of approval. Those included: truck deliveries were to be coordinated from 8:00 am to 6:00 pm seven (7) days per week, all trash compacting was to be done inside the store, the dumpster pick-ups were to be made between 7:30 am and 9:30 am Monday through Saturday and the dumpster was to be located in a fenced area, there was to be nothing stored outside of the building and the parking area clean-up was to be conducted during regular business hours. On December 12, 2000, the Little Rock Board of Directors adopted Ordinance No. 18,398 revising the previously approved PCD to add additional uses. The applicant proposed to add selected C-3, General Commercial uses to be allowed as alternative uses for the site. The approved uses included Bank or savings and loan office, Book and stationary store, Church, Cigar/tobacco and candy store, Clinic, Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Florist shop, food store, Furniture store, Handicraft/ceramic sculpture or similar artwork, Hardware or sporting goods, Health studio or spa, Hobby shop, Jewelry store, Lawn and garden center – enclosed, Office (general and professional), Office/showroom with warehouse (with retail sales), Office equipment sales and service, Optical shop, Paint and wallpaper store, Pet shop. The approval allowed the listed uses or any combination of the uses should one tenant not occupy the entire space. The site was subsequently occupied by a furniture store and later by an office user. Ordinance No. 19,546 adopted by the Little Rock Board of Directors on June 6, 2006, allowed a revision to the previously approved PCD to add a drive-through restaurant as an allowable use for the site. The site plan indicated the construction of a 2,262 square foot facility containing indoor dining only. The site would remain as one parcel and the restaurant would be located on a leased parcel with a portion of the existing parking assigned to the new use. The existing building contained 43,560 square feet of gross floor area with an area indicated for expansion for a total of 47,585 square feet of gross floor area. The site contained a total of 184 parking spaces. On January 2, 2007, by the adoption of Ordinance No. 19,673 the Little Rock Board of Directors approved a revision to the previously approved PCD to allow an increase in the total building area of the drive-thru restaurant. The building was proposed with 2,475 square feet. A small outdoor dining area was indicated containing three (3) to four (4) tables. All other previous conditions continued to apply to the current request. This development was not constructed and the approval has expired. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Easter Seals of Arkansas is now proposing to occupy the vacant building with an adult training and wellness center. The proposed center will provide a comprehensive program of services for adults, ages 18 to 75, with disabilities. October 6, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5139-F 3 Services will include various classroom curriculums including technology, art, job training, heath, wellness and living skills. Additionally, adults will have the opportunity to work in the paper and cardboard recycling program, putting into practice the job skills training they receive. The center will have a staff of approximately 40 with 160 students. Hours of operation are 7:00 am to 5:30 pm, Monday through Friday. Also, a Friday night dance will be held each quarter from 6:30 to 9:00 pm. Staff will include one director, assistant director, administrative assistant and education coordinator. There will be approximately ten (10) teachers and ten (10) teaching assistants and approximately fifteen (15) other staff positions. The request includes the addition of two (2) canopies on the north façade to allow covered pick-up and drop-off. In addition two (2) truck docks will be added adjacent to the existing dock along the eastern façade. Easter Seals anticipates four (4) to six (6) deliveries per week. The request includes the maintenance of the previously approved selected C-3, General Commercial District uses as allowable alternative uses for the site. B. EXISTING CONDITIONS: The site contains a single-story commercial building and surface parking area. Ingress and egress to the site are provided in two key locations; Highway 10 near the west property line and to Taylor Loop Road via a stub-out extending east to the roadway. Adjacent to the site on a separate lot there is a bank facility. Uses adjacent to the site along Taylor Loop include a veterinary office, single-family residences, general and professional office uses and a beauty shop. Uses along Highway 10 include a mixture of office and commercial uses. South of the site is the Westchester Subdivision and west of the site vacant R-2 zoned property which was recently denied a request for rezoning to PCD by the Little Rock Planning Commission for a carwash. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Pinnacle Valley Neighborhood Association, the Westchester/Heatherbare Property Owners Association and the Tulley Cove Property Owners Association were notified of the public hearing. October 6, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5139-F 4 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for additional information. Entergy: A 15-foot underground easement is required for existing facilities feeding the building. Contact Entergy for additional information. Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the 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 private fire systems. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain a 20-foot minimum access around the sites perimeter. The proposed canopy must have a minimum clearance of 13-feet. October 6, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5139-F 5 County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10/Pinnacle Mountain 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 Commercial for this property. The applicant has applied for a request to revise the previously approved “Harvest Foods PCD” to add Easter Seals Training and Wellness Center as allowed uses for the property. 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. Bicycle Plan: A Class I is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any dead, diseased or missing landscaping must be replaced in conjunction with the renovation permit for this project. 3. All dumpster screening must be in good repair or replaced with the renovation permit for this project. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request. Staff stated any dead, diseased or missing landscaping was to be replaced with the renovation activities at the site. October 6, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5139-F 6 The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: There were no outstanding technical issues associated with the request raised at the Subdivision Committee meeting which required the applicant to submit a revised site plan or cover letter. The request is to allow Easter Seals of Arkansas to occupy the vacant Harvest Foods grocery store and utilize the building as an adult training and wellness center. The center will provide a comprehensive program of services for adults, ages 18 to 75, with disabilities. Services include various classroom curriculums including technology, art, job training, heath, wellness and living skills. Additionally, adults will have the opportunity to work in the paper and cardboard recycling program, putting into practice the job skills training they receive. Hours of operation are 7:00 am to 5:30 pm, Monday through Friday. Also, a Friday night dance will be held each quarter from 6:30 to 9:00 pm. The center will have a staff of approximately 40 with 160 students. Staff will include one director, assistant director, administrative assistant and education coordinator. There will be approximately ten (10) teachers and ten (10) teaching assistants and approximately fifteen (15) other staff positions. The site will remain relatively unchanged. The building contains 43,560 square feet and the site contains 172 parking spaces. The plan includes the addition of two (2) canopies on the north façade of the building to allow covered pick-up and drop-off for the students/clients. Along the eastern façade two (2) truck docks will be added adjacent to the existing dock. The new setback along Taylor Loop Road will be 22-feet. The rear-building setback will remain unchanged. The signage plan will remain as presently approved. A ground mounted monument style sign will be located on Cantrell Road and a second sign will be located at the driveway entrance on Taylor Loop Road. Both signs are a maximum of ten (10) feet in height and one hundred (100) square feet in area as per the Highway 10 Design Overlay District. Building signage will be located on the front façade of the building fronting Cantrell Road. The request includes the maintenance of the previously approved selected C-3, General Commercial District uses as allowable alternative uses for the site. The original approval limited the hours of dumpster service and the hours of deliveries. Staff feels this recommendation should be incorporated into the current request. Staff feels the hours of dumpster service and deliveries should October 6, 2011 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-5139-F 7 be limited to business hours. The approval also required all compacting to take place within the building. Staff feels this should continue to apply. Staff is supportive of the request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the use of the building by Easter Seals of Arkansas should have a positive impact on the area. I. 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 the hours of deliveries and dumpster service be limited to business hours. Staff recommends all compacting take place within the building. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) 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. Staff presented a recommendation the hours of deliveries and dumpster service be limited to business hours and that all compacting was to take place within the building. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 9 FILE NO.: Z-5817-E NAME: Magnolia Terrace Addition Short-form POD LOCATION: Located at 15104 Cantrell Road DEVELOPER: Battery Outfitters HWY 86 Golden, MO 65658 ENGINEER: William Dean, PE 209 Roya Lane Bryant, AR 72022 AREA: 4.06 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: O-3, General Office District and Battery Outfitters VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 16,690 adopted by the Little Rock Board of Directors on June 7, 1994, established South Hills Terrace Addition Short-form POD, for a portion of this site containing 1.27 acres. Ordinance No. 16,691 allowed for a deferral of the required sidewalk, the required detention and the front yard landscaping for three years or to within sixty days of completion of the sewer main which was proposed for constructed along the Highway 10 frontage of the property. The proposal included (Phase I) the utilization of an existing residential structure located at the rear of the site as an office use for a civil engineering company and (Phase II) was to consist of the construction of a second office building (5,080 square feet) at the front of the property. The Phase I October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 2 proposal included the remodeling of the existing structure and the utilization of the existing 12-foot driveway. The Phase II portion included the abandonment of the existing driveway, closure of the existing curb cut, and construction of a new driveway and curb cut. The new curb cut was to be 24-feet. A new septic system was proposed on the site with connection to city sewer when service became available. The applicant indicated upon availability of sewer service Phase II would be initiated. Ordinance No. 18,211 adopted by the Little Rock Board of Directors on February 15, 2000, established the Childress Short-form POD on property adjacent to the east containing 1.5 acres. The site contained a 9,400 square foot, two-story brick building which was previously used as a non-conforming photography studio. The applicant proposed the rezoning to allow redevelopment of the site with building and parking lot additions. The applicant proposed O-1, Quiet Office District uses as allowable uses for the site. The applicant proposed a two phased development for the property: Phase I included the construction of an asphalt drive extending from Cantrell Road, construction of 24 parking spaces on the south side of the existing building, dumpster location, use of the exiting building for O-1 permitted uses. Phase II was to consist of the construction of an 8,000 square foot addition to the existing building, extend the driveway along the east side of the building, construction of 32 additional parking spaces on the north side of the building, relocation of the dumpster area. The applicant noted a single sign would be placed near the entrance to the property, which would conform to the Highway 10 Design Overlay Standards. An application was filed for Lots 2 and 3 of the Boydston Subdivision to rezone the property from R-2, Single-family to C-3, General Commercial District. The area is located west of the South Hills Terrace Addition POD. The request was withdrawn prior to the legal ad being placed for the June 11, 1985, Planning Commission Public Hearing. Ordinance No. 18,564 adopted by the Little Rock Board of Directors on September 18, 2001, rezoned Lots 1, 2 and 3 of the Boydston Subdivision from R-2, Single-family to POD. The Board of Directors revoked the POD zoning approval on April 20, 2004, by the adoption of Ordinance No. 19,085 restoring the previously held R-2, Single-family zoning classification. The property contained 1.29 acres. Ordinance No. 19,506 adopted by the Little Rock Board of Directors on March 21, 2006, rezoned the two previously approved POD’s and expanded the area to property located to the west of the POD zoned property (the expanded area was zoned R-2, Single-family) to POD to allow the development of four buildings containing three lots. O-3, General Office District uses were approved as allowable uses for the site. The approval did allow the placement of ten percent of the total gross floor area as an accessory use as identified in the O-3, General Office Zoning District. The lots ranged October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 3 in size from 1.18 acres to 1.53 acres. The construction of a single story building was proposed for Lots1 and 2 and Lot 3 was proposed with two buildings, a single-story building and a two level building utilizing the slope of the site. The building located on Lot 1 contained 9,000 square feet. The building on Lot 2 contained 12,600 square feet and the building on Lot 3 contained a 3,000 square foot building and a 12,000 square foot building. The overall development plan was in compliance with the Highway 10 Design Overlay District with the exception of the rear yard setback, which was approved with a 25-foot setback (40-feet typically required per the DOD). The dumpster service hours were limited to 7 am to 7 pm. On May 19, 2011, the Little Rock Planning Commission denied a request to allow the site to develop with four (4) lots containing a mixed use development of office and retail uses. The buildings were proposed containing 3,000 square feet to 19,000 square feet. The uses included the uses within the O-3, General Office Zoning District including the ten percent allowable accessory uses for Lots 1 and 3B and C-1, Neighborhood Commercial Zoning District for Lot 3A. The request included setback and landscaping less than the typical standard set forth in the Highway 10 Design Overlay District. This recommendation was appealed to the Little Rock Board of Directors but was withdrawn prior to the Board acting on the request. Ordinance No. 20,453 adopted by the Little Rock Board of Directors on August 16, 2011, repealed the previously approved POD’s for these properties restoring the zoning to R-2, Single-family. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to rezone the property from R-2, Single-family to POD to allow the development of four (4) lots, one (1) containing Battery Outfitters and the remaining three (3) lots with office buildings utilizing O-3, General Office District without the ten percent allowed accessory uses. This plan differs from the plan denied by the Planning Commission on May 19, 2011, by the dedication of right of way for a public street and staged construction of 290 linear feet of collector roadway and deletion of the previously proposed C-1, Neighborhood Commercial District uses for Lot 3A in favor of O-3, General Office District uses. The public street right of way dedication and staged collector street construction will provide a future access for the development of the “Hughes Estate Property” which contains approximately 53 acres and is located along the northern boundary of this site. The applicant states the property is functionally land-locked property because the existing Sorrells Road access cannot be brought to City standards in its present location due to (a) inadequate separation distance between the present Cantrell Road intersection and the North Taylor October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 4 Loop Creek bridge end and (b) since the existing roadway curvatures are too severe. The applicant states these deficiencies cannot be corrected without acquisition or condemnation of private property external to the land-locked tract. B. EXISTING CONDITIONS: The site is vacant. The former driveway locations are still in place. There is undeveloped property located immediately north of the site and there is a single-family residence located immediately west of the site adjacent to Rummell Road. To the east of the site is a branch bank facility and medical office uses. Further west is a drive-through restaurant and vacant commercially and office zoned property. There are single-family residences in the Westchester Subdivision located across Cantrell Road to the south and southwest. An office use, a pet grooming/boarding facility and a private school are located to the southeast. Cantrell Road is a five-lane roadway with curb and gutter in place. There is no sidewalk located adjacent to the sites being proposed for rezoning. There is a sidewalk located immediately east of the site in front of the branch bank facility. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls and letters from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pinnacle Valley Neighborhood Association, the Westchester/Heatherbare Property Owners Association and the Tulley Cove Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that the proposed street for the frontage of this property must meet commercial street standards. Dedicate right-of-way of 60 feet. 2. Sidewalks with appropriate handicap ramps are required to be installed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 5 3. Sidewalks with appropriate handicap ramps are required to be installed on both sides of the commercial street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to the proposed commercial street including 5-foot sidewalks on both sides with the planned development. 5. All driveways shall be concrete aprons per City Ordinance. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Stormwater detention ordinance applies to this property. What storm event is being detained by each pond? 8. 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. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. 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. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway on the east side of the commercial street must be removed due to insufficient distance from Cantrell Road. 13. The east driveway on Lot 2 should be moved further to the north to meet the parking area on Lot 3A at a 90 degree angle. 14. No consistent stopping and backing vehicle movements are allowed on public streets. 15. Street names and street naming conventions for the commercial street must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 16. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 6 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer mains shown running north from the existing sewer main are not part of the Little Rock Wastewater Utility System. Contact Little Rock Wastewater Utility for additional information. Entergy: A 15-foot underground or a 30-foot overhead utility easement is required along Cantrell Road and along the common lot lines within the proposed development. Contact Entergy for additional information. Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the 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 private fire systems. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20-foot minimum access around the perimeters of the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 7 CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10/Pinnacle Mountain Express Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a request to rezone the property from R-2, Single-family to Planned Office Development to allow the creation of four lots with individual buildings located on each to lot with the use of the site being office and retail uses. 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. 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. Site is located within the Highway 10 Overlay District and must comply with all the standards set forth. 3. It appears some of the driveways are located within the forty-foot (40’) wide landscape buffer required along Cantrell Road. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Bill Dean was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff stated the Highway 10 Design Overlay District had specific development criteria dealing with building setbacks and landscaping. Staff stated the site plan as presented did not fully comply with the typical design standards of the Overlay. Staff noted signage allowed per the Highway 10 DOD. Staff also questioned the proposed uses for the four lots. October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 8 Public Works comments were addressed. Staff stated the driveway as indicated on the site plan did not comply with the driveway spacing requirement of the Master Street Plan and the Subdivision Ordinance. Staff stated the drives were located nearer the property line than allowed per these ordinances. Staff stated the eastern driveway on Lot 2 should be moved further to the north. Staff stated streetlights were required prior to the issuance of the certificate of occupancy. Landscaping comments were addressed. Staff stated the site plan as presented did not comply with the landscaping requirements of the Highway 10 DOD. Staff stated a portion of the drive was indicated within the front 40-foot landscape strip. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has relocated driveways as requested by Public Works staff. The drive located within the front 40-foot landscape strip has been redesigned and pulled back from the landscape area. As noted the property is located within the Highway 10 Design Overlay District. The following notes the specific requirements of the Highway 10 DOD and the applicant’s compliance with the typical standards: xThere shall be a minimum development tract size of not less than two (2) acres – the lots are proposed containing less than the two acre minimum criteria, Lot 1 is proposed containing 1.19 acres, Lot 2 1.35 acres Lot 3A 0.90 acres and Lot 4 0.61 acres xPrincipal and accessory buildings or structures are required to have a one-hundred-foot building setback from the property line abutting Highway 10 – the site plan is meeting the requirement xRear yard shall not be less than forty (40) feet – the rear yard building setback is meeting this requirement xSide yard shall not be less than thirty (30) feet – The eastern side yards on Lots 2, 3A and 3 B do not meet this minimum requirement October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 9 xLandscaped areas shall attempt to incorporate existing on-site trees and shrubbery into the landscaping scheme and the plans shall indicate such incorporation – there are few on-site trees, the applicant has not indicated trees will be saved xLandscaped areas shall have water sprinkler systems to maintain plant materials – irrigation will be provided xErosion retardant vegetation shall be used on all cuts and fills – this criteria will be met xTree species to be planted within this corridor should be consistent with other species present – this requirement will be met xThe Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Alternative screening methods and designs must be approved by the plans review specialist. Appeals from the staff will be directed to the planning commission. Within the landscaped area trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting – the 40-foot buffer will be met, the applicant has not indicated if the screening will be berming or plantings but has indicated compliance with the DOD standard, trees will be planted per the Overlay requirements xRear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yards abut a street right-of-way, a fifteen-foot landscaped strip shall be required adjacent to land zoned office and residential. A seven-foot landscaped strip shall be required when adjacent to lands zoned commercial – Lot 1 is not meeting the 25-foot landscape strip requirement along the northern perimeter, the remaining landscape strips appear to meet the Overlay standard xEach separate commercial building will be allowed a single monument ground-mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign shall be a maximum of six (6) feet in height and seventy-two (72) square feet in area – signage will comply with the typical Overlay standard – Lots 3A and 3B will share a single sign xMaximum, one (1) curb cut per three hundred (300) feet and no curb cut closer to an intersection than one hundred (100) feet - the site as developed is not meeting this requirement October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 10 xParking lot lighting shall be designed and located in such manner so as not to disturb the scenic appearance preserved in this corridor. Lighting should be directed to the parking areas and not reflected into the adjacent neighborhoods – the site will comply with this development standard xThe maximum number of buildings per commercial development shall be measured both by minimum tract size and minimum frontage as follows: One (1) building every two (2) acres – the development is not complying with this standard, the lots are proposed less than two acres Although the applicant has done an adequate job in addressing the development criteria of the Highway 10 Design Overlay standards staff is not supportive of the request. The site is indicated as Suburban Office on the City’s Future Land Use Plan. Suburban Office is to provide low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The applicant is requesting a stand-alone commercial use, Battery Outfitters, which does not meet the Suburban Office Land Use Classification. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) Mr. Bill Dean and Mr. Lane Shumaker were present representing the request. There were registered objectors present. Staff presented with a recommendation of denial. Mr. Shumaker addressed the Commission concerning Battery Outfitters and their operation. He presented slides of existing operations. He stated the neighbor at the Rogers location was a bank. Mr. Shumaker stated the batteries provided by his store were small batteries. He stated there were few automobile batteries changed at the store but this was a service provided. He stated this was the first location in Little Rock. He stated he did have a location in North Little Rock on JFK. He stated this was a family owned and run business and not a franchise. Mr. Bill Dean addressed the Commission with regard to the overall development. He stated the request would allow for the dedication of a public street which would benefit the entire City and not just this development. He stated the development would also address drainage issues in this area. He stated the development was willing to provide detention for the 10, 25 and 50 year storm events and not just the 50 year as previously indicated. He stated there were not a lot of homes located in the immediate area. He stated there were two homes in Westchester located across from Lot 1 but the nearest other homes were one quarter to one half a mile away. October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 11 Mr. Dean stated this was a logical break in commercial and office development. He stated to the west was a significant floodplain and floodway. He stated this development would not increase the traffic volumes on Cantrell Road. He stated presently there were 26,000 to 38,000 vehicles per day on Cantrell Road. He stated the positive impact would be reducing vehicle speeds and the potential for a traffic signal at the intersection with the new collector street. Mr. Dean stated the development was complying with the Highway 10 DOD standards with regard to landscaping. He stated the development would contain three buildings which were 100 percent office development. He stated the fourth building would be 33 percent retail traffic and 67 percent inventory storage. He stated he was willing to limit any successor to no more than 50 percent retail traffic space with the remainder warehouse or storage. Mr. Dean provided the Commission with a comparison of the 2006 approval and the current request indicating the overall development was less building square footage and an increase in the overall green space. He stated the building space was reduced by 48 percent and the number of parking spaces was reduced by 35 percent. He stated the landscaping had been increased by 5,862 square feet or 0.13 acres. Mr. Dean stated this was the logical location for a break from heavy to light business. He stated this was the transitional zoned due to the natural barrier for the next one half mile on the north side of Cantrell Road. Mr. Ken Harrison addressed the Commission in opposition. He stated he was the representative for the Tulley Cove Neighborhood Association. He stated his neighborhood had been down a number of times in opposition of the request and nothing had changed. He stated he felt this was a fine business and welcomed the business to Little Rock but the business should be located in a commercial area. He stated this area was a transitional area which allowed for office development. He stated the City planners had done a good job and to allow the encroachment of commercial businesses into transitional areas was not good planning. He stated this would allow a scar on the corridor in an area the City was trying to keep beautiful. Ms. Celia Martin addressed the Commission in opposition of the request. She stated her home was located in the Westchester Subdivision. She stated the neighborhood supported commercial businesses in commercial areas. She stated she was concerned with the retail warehouse portion of the development. She stated she was unsure if the development would have large trucks delivering batteries to various businesses around town. She stated this area was a transition area and not a part of the commercial node. She stated the commercial node was originally compact and located at the intersection of Cantrell Road and Taylor Loop Road. She stated the node had now expanded to Burger King. She requested the Commission not expand the node even further. October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 12 Ms. Hallie Simmins addressed the Commission in opposition of the request. She stated her home was on Countryside Cove. She stated when she and her husband bought their home they called the City to find out the zoning of the property behind them and was told single-family. She stated on a number of occasions signs had gone up on the property and once again called the City and was reassured the property was zoned for single-family use. She stated her concern was the future plans for the property if a commercial street was constructed to serve the area. She stated her concern was that the property could be rezoned to allow for apartments. She stated she felt commercial should be kept at large intersections. She requested the Commission uphold the plans of the previous planners and commissioners. Mr. Kirk Simmins addressed the Commission in opposition of the request. He stated he agreed with the previous speakers but wanted to add his concerns with potential development of multi-family on the 53 acres to the north of the proposed road. He stated the development was not an advantage to the neighborhood with regard to the new street and drainage. He stated he felt these non-issues. Mr. Don Henderson addressed the Commission in opposition of the request. He stated his home was on Countryside Cove. He stated he did not have an objection to the battery store but he did not feel this was the proper location. He stated he did not want Cantrell Road to be another Asher Avenue with the number of commercial businesses and the number of curb cuts. He stated he recently pulled onto Cantrell Road and it took him 50 minutes to travel from his home to Reservoir Road. He stated once a variance was approved the developers would be down requesting additional variances from the plan. Mr. Gary Cope addressed the Commission in opposition of the request. He stated he did not feel this was the type development the City envisioned on the route to Pinnacle Mountain and the State Park. He stated it was near impossible to get out on Cantrell Road from Rummell Road. He stated a number of times one was forced to turn right and go down the road to turn around to go east on Cantrell Road. Ms. Dawn Piasifka addressed the Commission in opposition of the request. She stated she wanted to share with the Commission a comment from her 25 year old son. She stated when she moved to her home on Tulley Cove her son stated on his first trip to see the new home he loved the drive out. She stated she felt it important for the Commission to know that a 25 year old had noticed the beauty and peacefulness of the roadway and enjoyed the drive. Mr. Greg Williams addressed the Commission in opposition. He questioned if there would be a right turn lane for the development. He stated his fear was his daughter, who made a number of trips out on a daily basis, when trying to get onto Cantrell Road October 6, 2011 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-E 13 with cars slowing and others pulling out around vehicles that were slowing to enter the site would create a greater unsafe condition. He challenged the Commission to take the easy way out. He stated the staff and the neighborhoods did not feel this was the right development for the site so he encouraged the Commission to deny the request. Ms. Ruth Bell, League of Women Voters addressed the Commission in opposition of the request. She stated she was around when the Highway 10 Overlay was being drafted and implemented. She requested the Commission uphold the plan and deny the request. She stated the site was identified as Suburban Office and did not feel O-3 uses were appropriate for this classification. She stated this was not an appropriate area for an office warehouse development. Mr. Phil Cox addressed the Commission in opposition of the request. He stated his home was located in Tulley Cove. He stated he felt the Commission was well aware of the water issues in this area. He stated he felt now the sales tax had passed the City could find a real though out solution to the drainage problems in the area. Mr. Dean requested public works comment on the location of the proposed street. He stated the project was not for benefit of the property owner but for the entire City. He stated the development would create a tax base and jobs. He requested the Commission look at the greater good. Staff stated the street was not a part of the Master Street Plan but at some point in the future could become a viable part of the street network. Staff stated this was not the issue before the Commission. Staff stated they had reviewed the drainage in the area and felt in the near future a plan could be implemented to aid in the drainage issues. Commissioner Laha questioned the depth of the property. Staff stated the property was 250 feet at the proposed street location. Commissioner Laha stated with the Highway 10 Overlay and the build setback of 100-feet created a hardship on potential development in the area. The Commission questioned the distance the residential in the area. Mr. Dean stated Tulley Cove was one half a mile away and Countryside Cove was one quarter to one half a mile. There was a general discussion concerning the development, the impact on nearby residential and the proposed collector street. The chair entertained a motion for approval of the item subject to all staff comments in sections D, E and F of the agenda write-up. The motion failed by a vote of 1 aye, 8 noes and 2 absent. October 6, 2011 ITEM NO.: 10 FILE NO.: Z-7325-A NAME: Lot 1 Section “A” Wildwood Subdivision Revised Short-form POD LOCATION: Located at 16723 Cantrell Road DEVELOPER: Guss Dobbs 16723 Cantrell Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Office – General and Professional PROPOSED ZONING: Revised POD PROPOSED USE: Office – General and Professional – Enclose carport area for additional office space/conference room VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance NO. 18,806 adopted by the Little Rock Board of Directors on January 21, 2003, rezoned the site from R-2, Single-family to POD and established Lot 1 Section “A” Wildwood Subdivision Short-form POD. The rezoning was to allow the use of the developed site with general and/or professional office uses. Five (5) parking spaces in the rear of the structure were approved along with maintenance of a metal storage building. The hours of operation approved were from 7:00 am to 8:00 pm Monday through Saturday. October 6, 2011 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7325-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is now to amend the previously approved POD to allow the existing carport to be enclosed for additional office/conference room space. There will not be an increase in the number of employees or a change in hours of operation. The carport portion of the structure extends across a platted building line located along South Katillus Road. The existing storage building located on the property was recently damaged and will be replaced in the future. The building is located 0.6 feet from the eastern property line. The building sits on a slab and the applicant is requesting to maintain the building in the current location. B. EXISTING CONDITIONS: The site contains the applicant’s office with parking located to the rear of the structure. There is a storage building also located in the rear of the structure near the east property line. The parking lot access is from South Katillus Road. Other uses in the area include, two previously approved POD’s one containing a law office and the second containing a beauty shop/tanning salon. There is a single-family subdivision, Montagne Court, located south of the site. Montagne Court is a 60-lot patio home development, which is fully developed. There is a PCD, Texaco Quick Stop, Station to the northwest and a mixture of single-family homes both stick built and manufactured homes located to the northeast of the site along North Katillus Road. To the east is a newly constructed elementary school located on the corner of LaMarche Drive and Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Montagne Court Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20-foot radial dedication of right-of-way is required at the intersection of Cantrell Road and South Katillus Road. October 6, 2011 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7325-A 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the 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 private fire systems. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10/Pinnacle Mountain Express Route. Parks and Recreation: No comment received. October 6, 2011 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7325-A 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a request to allow an existing carport to be enclosed for additional office space. 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. Katillus 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 City of Little Rock and the City Beautiful Commission recommends planting a tree or two in conjunction with this application. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Guss Dobbs was present representing the request. Staff presented the item stating there were no outstanding technical issues associated with the request. Staff stated the applicant would be required to prepare a one-lot replat once all approvals were received for the POD revision. Staff noted comments from the various other reporting departments and agencies and suggested Mr. Dobbs contact them individually for clarification on any of their items. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant provided staff with a revised survey indicating the carport structure. There were no other outstanding technical issues associated with the request in need of addressing raised at the September 15, 2011, Subdivision Committee October 6, 2011 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7325-A 5 meeting. The request is to amend the previously approved POD to allow the existing carport to be enclosed for additional office/conference room space. The applicant has indicated with the additional square footage there will not be an increase in the number of employees or any changes to the hours of operation. The carport is located across a platted building line on South Katillus Road. With the approval of this request the applicant will be required to prepare a one lot replat for the site adjusting the platted building line around the carport structure. The existing storage building located on the property was recently damaged and will be replaced in the future. The applicant is requesting when the building is replaced the building be allowed to remain in the current location. The building is constructed on a concrete slab and is located 0.6 feet from the eastern property line. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. The carport exists and was constructed with the original construction of the former home now office use. Staff does not feel the additional space for a conference room will impact the site or the area. Staff feels the revision as proposed is appropriate. I. 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: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 11 FILE NO.: Z-7786-B NAME: Dennis Properties Revised Long-form PCD LOCATION: Located at 11421 Highway 5 DEVELOPER: HBBJ Stagecoach LLC #10 Otter Creek Court, Suite B Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers #10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 20.074 acres NUMBER OF LOTS: 0 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Office, Showroom with Warehouse (with retail sales enclosed) and a specific listing of commercial/retail uses PROPOSED ZONING: Revised PCD PROPOSED USE: Add eating-place inside with bar service as an allowable use VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On April 5, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,293 establishing Dennis Short-form PCD. The applicant proposed the rezoning of the site located at 11421 Stagecoach Road from R-2, Single-family to PCD to allow the development of an office/warehouse development on the site. The site plan included the development of two buildings in two phases with 29,688 square feet of office/warehouse in the first phase and 39,688 square feet in Phase 2. The buildings were proposed as metal buildings with a glass office entry door and warehouse entry of overhead door in the front and in the rear of the buildings for each unit. October 6, 2011 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7786-B 2 All units would face Stagecoach Road and would have large parking areas and large areas for business vehicles to access the front and back of the building for material pick up or delivery. The sizes of the rental units would vary depending on the tenant’s need. Office, showroom, warehousing with retail sales was approved as an allowable use. The applicant indicated the site would be marketed to end-users with a need for warehouse and office space from individuals to corporations. The applicant indicated the primary use of the site would be for storage, warehouse, distribution, manufacturing of goods or those that need more office and operating space with a storage area. The perspective tenants proposed (but not limited to) were general contractors, construction companies of different trades, material supply companies and those who have products to sell to the public such as an electrical supply business both wholesale and retail, plumbing supply both wholesale and retail or paint and wallpaper store both wholesale and retail. The approval also included tool and equipment rental with no outdoor display. On April 3, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,737 revising the previously approved PCD for this site. The amendment added additional uses as allowable uses to the site. The listing of uses added is as follows: Ambulance post, Animal clinic, enclosed, Appliance repair, Auto glass muffler shop, Auto parts and accessories, Eating place without drive in or dine in service, enclosed, Storage company, moving company, Job printing, Light fabrication and assembly, Office general and professional, Plumbing, electrical, heat and air shop, Studio, broadcasting, recording, Studio, art, music and dance, Cabinet shop, Furniture repair, Fire station, Machine or welding shop, Machine sales and service, Photo studio, Swimming pool sales and supply, Taxidermist, Hardware, sporting goods, Glass shop, installation and repair, Antique shop, Medical appliance and fitting sales, Tire sales and installation, Paint and wall paper store, Flooring sales, Material suppliers. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD to add eating-place inside with bar service as an allowable uses. The site is fully developed with 63,495 square feet of retail/office/warehouse space. The eating-place inside is proposed to occupy 7,187 square feet of the total square footage of the site. The applicant has indicated on the site plan additional striping within the paved areas to add sufficient parking to serve the proposed use. With the additional striping there will be 186 parking spaces to serve the development. The days and hours of operation for the development will be from 6:00 am to 2:00 am daily. The Arkansas State Highway Department is currently working in this area to widen Highway 5 – Stagecoach Road. The widening project has taken most of the previously installed landscaping on this site. The right of way now places the October 6, 2011 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7786-B 3 new right of way at the edge of pavement for the parking located on the eastern side of the development and within the parking on the western side of the development. There is very little area left for landscaping along the street side. The existing sign will be relocated outside the newly acquired highway right of way. B. EXISTING CONDITIONS: The development is complete and contains two (2) office/warehouse buildings. Stagecoach Road is a two lane state highway adjacent to the site with open ditches for drainage but construction is beginning to widen the road to a four-lane road. The eastern portion of the site is located in the floodway and a large power transmission line is located in this area. To the west of the site is an apartment development and northwest of the site is a city park. Other uses in the area include residential and non-residential uses. There is a strip center and mini-warehouse development located to the northeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock United for Progress and the Otter Creek Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy: There is an existing 30-foot easement on 3-Phase line south off Highway 5 and turning west to the transformer pole. Include this easement on the proposed plan. Contact Entergy for additional information. Center-Point Energy: No comment received. AT & T: No comment received. October 6, 2011 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7786-B 4 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) 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 the 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 private fire systems. 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 requires that upon installation of the RPZ assembly, 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 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: Maintain a minimum 20-foot access around the sites perimeter. Contact the Little Rock Fire Department for additional information. County Planning: Approved as submitted. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Commercial Industrial for this property. The applicant has applied for a request to allow a revision to the previously approved Planned Commercial Development to add additional parking within the existing paved areas and add a restaurant with bar service as an allowed use for the development October 6, 2011 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7786-B 5 Master Street Plan: Stagecoach Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach Road since it is a Minor 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 is shown just south of this property. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A franchise agreement may be needed for any landscaping/parking to be located within the highway right-of-way. 3. It is recommended to relocate the existing landscaping, out of the right-of-way area, prior to the destruction or grading of the area for the new roadway. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. McGetrick provide clarification on the proposed uses. Staff stated any dead, diseased or missing landscaping was to be replaced with the request. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The request is to amend the previously approved PCD to add eating-place inside with bar service as an allowable uses. The previous approval allowed for a restaurant use but was limited to pick-up service only. The site is fully developed with 63,495 square feet of retail/office/warehouse space. The proposed restaurant will occupy 7,187 square feet of the total square footage of the site. The applicant has indicated on the site plan additional October 6, 2011 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7786-B 6 striping within the paved areas to add sufficient parking to serve the proposed use. With the additional striping there will be 186 parking spaces to serve the development. The site is developed with a number of office, retail and warehouse type uses. Based on parking for a shopping center (1 space per 225 gross square feet) a total of 282 parking spaces would be required to serve the development. For an office warehouse development and a restaurant use a total of 107 parking spaces (5 plus 1 per 2,000 gross square feet for office warehouse and 1 per 100 gross square feet for restaurant) would be required. Staff is not concerned with the parking plan as proposed. A number of the uses will not be operating when the restaurant is open allowing for the sharing of the on-site parking. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the addition of a restaurant with bar service is an appropriate use for the site. I. 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: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 12 FILE NO.: Z-8695 NAME: Gulley Long-form PD-R LOCATION: Located at 11511 Garrison Road DEVELOPER: David Gulley P.O. Box 13748 Maumelle, AR 72113 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 29.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Storage building and three (3) single-family homes developed in phases VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to rezone the site from R-2, Single-family to PD-R to allow the development of the site with a storage building and three (3) single-family homes. The development is proposed in phases with the storage building being in the first phase. The building will be used to house the applicant’s personal boats, RV’s, ATV’s and collection of automobiles. The property currently contains two (2) houses, two (2) storage buildings and a barn. The existing uses are served by septic systems and wells. October 6, 2011 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8695 2 B. EXISTING CONDITIONS: The site is located on the south side of Garrison Road just west of Ruthann Lane and across from Raney Lane. The area is primarily single-family homes located on acreage. The site is wooded and there are two homes and a barn located on the property. Garrison Road is a typical rural County road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Garrison Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the City of Little Rock’s service boundary. The applicant is working with the Arkansas Department of Health to secure septic certification. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water does not have a water main in Garrison Road; water could possible be obtained from Maumelle Water Corp. A water main extension will be needed to provide water service to this property from Highway 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. 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) are required. They will be installed at the October 6, 2011 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8695 3 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 the 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 the meter connection(s) will apply to all connections including meter connections off the private fire system. Fire Department: The item is located within the West Pulaski County Volunteer Fire Department’s service area. The fire department has requested the placement of a fire hydrant within 1,000 feet of the northern residences located at the greatest distance from Garrison Road. The placement of the hydrant will cover the entire development area. Contact the West Pulaski County Volunteer Fire Department for additional information. County Planning: Obtain a letter of approval from the local fire department and the Arkansas Department of Health for the proposed septic system. Note on the site plan which structures will be demolished and the time frame for demolition. Contact County Planning for additional information. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Buzzard Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a request to allow the construction of a garage for the storage of the owner’s vehicle collection, boats and RV’s without the construction of a home on the site in the first phase. Future development will include the construction of the owner’s home and two additional residences for family members. Master Street Plan: Garrison Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Garrison Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. October 6, 2011 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8695 4 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. David Gulley was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff questioned the total height and total area of the proposed storage building. Staff also requested Mr. Gulley provide the anticipated time frame for removal of the existing structures located on the site. Staff noted a right of way dedication along Garrison Road would be required with the approval of the rezoning request. Staff also noted comments from Central Arkansas Water and Pulaski County suggesting Mr. Gulley contact them for clarification. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised cover letter indicates the time frame for removal of the existing structures, the proposed fencing and the total square footage of the storage building. The request is to rezone this 30 plus acre site from R-2, Single-family to PD-R to allow the development of the site with a phased development. The first phase includes the construction of a storage building. The building is proposed 120 feet by 125 feet or 15,000 square feet. The height of the building is 26-feet with 20 to 22-foot sidewalls. The building will contain five (5) bays. The building will be used to store the applicant’s personal boats, RV’s, ATV’s and collection of automobiles. The existing single-family structure located nearest Garrison Road will be removed in one to two years. The remaining structures will be removed in three to five years. The plan also includes the placement of up to three (3) single-family homes. The first home will be constructed with a maximum building height of 50-feet plus. The applicant has indicated depending on the foundation type used the house could exceed the 50-foot height. The second and third homes will not exceed the October 6, 2011 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8695 5 typical height allowed in the R-2, Single-family zoning district or a maximum of 35-feet. The development will have perimeter fencing. The fencing proposed is a wood plank fence approximately five feet tall, increasing to six feet at the proposed gate entrance. The gate entrance will feature wood, brick and stonewalls and columns with a metal entrance gate. A single drive will be used to access all the homes and the storage building. The applicant has contacted the area volunteer fire department and the area water provider for information concerning their requirements for service. The fire department has indicated a private hydrant will be required on site located by the fire department to best serve the three homes and the storage building. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed is appropriate for site. There are currently two homes and two barns on the site. Upon full development the site will contain three homes and one storage building. I. 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: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 13 FILE NO.: Z-8696 NAME: Delta Outreach Foundation Short-form PD-O LOCATION: Located at 7621 West 40th Street DEVELOPER: Delta Presents Outreach Foundation, Inc. P.O. Box 24636 Little Rock, AR 72221 SURVEYOR: Edward Lofton Surveying 15415 Oakcrest Little Rock, AR 72206 AREA: 0.54 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: Meeting space for Delta Presents Outreach Foundation VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-3, Single-family to PD-O to allow the use of this former church building as meeting space for the Delta Presents Outreach Foundation. Delta Presents Outreach Foundation is the Little Rock Alumnae Chapter of the Delta Sigma Theta Sorority. The mission of the Foundation is to promote self-development and actualization activities through seminars and training of adolescents, to provide scholarships to high school seniors who possess an above average scholastic achievement and to participate in community outreach and empowerment activities that will enhance overall October 6, 2011 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8696 2 community functioning. The building at 7621 West 40th Street will be used as meeting space for monthly meetings as well as subcommittee meetings. Other activities will include health fairs, voter registration, health and fitness, youth programs and community meetings. As with the former church the applicant has an agreement with an adjacent office user to utilize their existing parking. The site plan includes the development a parking lot to serve the development. At the time of development of the parking area the applicant will submit plans to staff to ensure construction complies with the various City ordinances. B. EXISTING CONDITIONS: The site contains a building built as a church and a vacant lot. To the north is also a church, which is currently under renovation. This area contains a number of single-family homes. To the east is a PD-O zoned property for an office user. The development will share parking with this office use. Further east is an elementary school. West of the site along West 40th Street and Whitfield Street is a large undeveloped tract zoned MF-12. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that 40th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: No comment received. October 6, 2011 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8696 3 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. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer’s expense. Fire Department: Place fire hydrants per code. Maintain a 20-foot minimum access around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #14, the Rosedale Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a request to rezone the site to Planned Office Development to allow this organization to utilize the existing building for monthly meetings and weekly committee meeting space. Master Street Plan: West 40th Street 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. October 6, 2011 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8696 4 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. A landscape plan must be submitted and approved prior to the issuance of a building permit for the future proposed parking lot. 3. The zoning buffer ordinance requires a nine-foot (9’) wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. 4. The landscape ordinance requires a nine-foot (9’) wide perimeter landscape strip around the sites entirety. 5. The landscape ordinance requires that eight percent (8%) of the paved surface area be allocated to landscape islands. 6. The property to the east is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. 7. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) The applicant was present representing the request. Staff presented the item stating there were a few outstanding technical issues associated with the request. Staff questioned the days and hours of operation for the facility. Staff also requested the applicant provide a proposed signage plan. Staff stated at the time of development of the parking lot the applicant would be required to work with staff to ensure compliance with various City ordinance requirements with regard to paving and landscaping. Public Works comments were addressed. Staff stated a right of way dedication along West 40th Street would be required with the approval of the rezoning request. The Committee determined there were no other issues and forwarded the item to the full Commission. October 6, 2011 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8696 5 H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The days and hours of operation for the facility have been provided as well as the proposed signage plan. The request is a rezoning from R-3, Single-family to PD-O to allow the use of this former church building as meeting space for the Delta Presents Outreach Foundation. The Foundation is the Little Rock Alumnae Chapter of the Delta Sigma Theta Sorority. The Foundation will utilize the building to promote self-development and actualization activities through seminars and training of adolescents and to aid in community outreach and empowerment activities that will enhance the overall community. The Foundation will also utilize the building for meeting space for monthly meetings as well as subcommittee meetings. Other activities will include health fairs, voter registration, health and fitness, youth programs and community meetings. The applicant has indicated the site will be used from 3:00 pm to 9:00 pm for the monthly meetings and subcommittee meetings. Some events on the weekends will last for an entire day. There is no existing parking on the site. The Foundation has an agreement with an adjacent office user to utilize their parking. The site plan includes the development of a future parking lot. At the time of development of the parking area the applicant will submit plans to staff to ensure construction complies with the various City ordinances. The request includes the placement of a sign on the front façade of the building and a ground sign located within the front yard area. The ground sign will comply with signage typically allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The building signage will comply with building signage allowed in office zones or a maximum of ten percent (10%) of the front façade abutting the public street. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the reuse of this former church building by the Delta Presents Outreach Foundation as meeting space and to promote outreach activities is an appropriate use for the site. As a PD-O, the approval is limited to this specific user. October 6, 2011 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8696 6 I. 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 when the parking lot is developed the applicant submit plans to staff to ensure compliance with the City’s landscape and buffer ordinance requirements. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) 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. Staff also presented a recommendation when the parking lot was developed the applicant was to submit plans to staff to ensure compliance with the City’s landscape and buffer ordinance requirements. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 14 FILE NO.: Z-8697 NAME: 2601 West 13th Street Short-form PD-R LOCATION: Located at 2601 West 13th Street DEVELOPER: City of Little Rock Department of Housing and Neighborhood Programs 500 West Markham Street Little Rock, AR 72201 SURVEYOR: Edward Lofton Engineering and Surveying 15415 Oakcrest Little Rock, AR 72206 AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family ALLOWED USES: Single-family and Two-family residences PROPOSED ZONING: PD-R PROPOSED USE: Single-family residence – Central High DOD, Rear setback VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-4, Two-family to PD-R to allow the construction of a new single-family home on this existing lot. The lot is located within the Central High Design Overlay District. The home is proposed with front and side setbacks in compliance with the typical standards of the DOD. The rear yard setback is indicated at 19-feet. The ordinance typically requires the placement of a 25-foot rear yard setback. October 6, 2011 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8697 2 B. EXISTING CONDITIONS: The site is vacant. The primary uses on this block are single-family. The broader area contains a number of residential uses including single-family and two-family residences. To the southeast is Central High School. Southwest of the site is an automobile repair/body shop. To the north, along West 12th Street are a number of commercial uses, office and residential uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Central High Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20-foot radial dedication of right-of-way is required at the intersection of 13th Street and Jones Street. 2. No curb exists along Jones Street and the sidewalk is in need of repair in several locations. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to provide service to this project. Contact the Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. Center-Point Energy: 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. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. County Planning: No comment received. October 6, 2011 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8697 3 CATA: Approved as submitted. The site is located near CATA Bus Route #3, the Baptist Medical Center Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to Planned Development Residential to allow the encroachment of the proposed new home into the rear yard setback. The property is located within the Central High Design Overlay District, which requires the applicant to rezone the property due to the non-compliance with the rear yard setback. Master Street Plan: West 13th 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. Bicycle Plan: A Class II Bikeway is shown along West 13th Street. A Class II Bikeway is located on the street as either a five-foot (5’) shoulder or six foot (6’) marked bike lane. Additional paving and right of way may be required. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) The applicant was present representing the request. Staff presented the item stating there were additional items necessary to complete the review process. Staff questioned the location of the mechanical for the home. Staff also stated the DOD had specific design guidelines with regard to materials, façade treatments and setback. Public Works comments were addressed. Staff stated a radial dedication of right of way was required at the intersection of the abutting streets. Staff stated no curb existed along Jones Street and the sidewalk was in need of repair in several locations. Staff stated these repairs were required with the construction of the new home. October 6, 2011 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8697 4 Staff questioned if there were any trees located on the site, which were 14-inches in diameter or greater. The applicant stated there was one tree on the site, which would be retained with the new constriction. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised cover letter addressing responses to the September 15, 2011, Subdivision Committee comments. The revised cover letter indicates all aspects of the development will comply with the Central High Design Overlay District except the rear yard setback. The rear yard setback is indicated at 19-feet. The zoning ordinance would typically require the rear yard to be 25-feet. The lot is a shallow lot with an 86-foot depth. The typical lot depth in this area is 140-feet. The front and side yard setbacks are indicated adequate to meet the Central High Design Overlay District. The applicant has located the mechanical within the rear yard area. The site contains one tree, which the applicant has indicated will be retained with the new construction. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning of this lot to PD-R to allow construction of a new single-family home on the site with a reduced rear yard setback will not adversely impact the development. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 15 FILE NO.: Z-8698 NAME: Little Rock Black Police Officers Association Short-form PD-O LOCATION: Located at 2521 South Arch Street DEVELOPER: Little Rock Black Police Officers Association Attn. Troy Ellison P.O. Box 164638 Little Rock, AR ENGINEER: Marlar Engineering 5318 JFK Boulevard North Little Rock, AR 72116 AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family ALLOWED USES: Single-family and Two-family residential PROPOSED ZONING: PD-R PROPOSED USE: Meeting space for the Little Rock Black Police Officers Association VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The Little Rock Black Police Officers Association was formed in 1978 by ten (10) black officers on the Little Rock Police Department to address the concerns of issues and conditions within the Department that adversely affected black officers to the Department’s Administration, City Government Officials and Community Leaders. The organization is affiliated with the National Black Police Association (NBPA), which was formed in 1972. The organization has committed to community service in relation to minority recruiting, neighborhood clean-ups and food drives. The organization strives to October 6, 2011 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8698 2 recruit minorities in the community by holding or participating in career orientations, job fairs and motivational lectures to encourage career aspirations and awareness. The organization feels educational volunteerism is the key to establishing awareness and insight to young adults and adolescents. The organization continues to adopt a public school and volunteer time in reading programs. These programs allow the officers to educate the students on emergency awareness by use of 911 and 311 systems. The organization also works within itself to assist the membership in developing leadership skills and providing the career advice. B. EXISTING CONDITIONS: The site contains a single-family structure currently under renovation by the Little Rock Black Police Officers Association. Across 26th Street to the south is a church. To the north, east and west are single-family homes. North of the site, along East Roosevelt Road, there is a mixture of residential homes and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Meadowbrook Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20-foot radial dedication of right-of-way is required at the intersection of 26th Street and Arch Street. 2. Arch Street is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 35 feet from centerline will be required. It cannot be determined if the existing right-of-way is sufficient because the right-of-way centerline is not shown on the survey. 3. Repair or replace any curb and gutter, sidewalk, or driveway apron that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy: Approved as submitted. October 6, 2011 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8698 3 Center-Point Energy: 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. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer’s expense. Fire Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is located near CATA Bus Route #15, the 65th Street Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a request to rezone the site to Planned Development Office to allow the use of the existing structure as meeting space for this organization. Master Street Plan: Arch Street 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 Arch Street since it is a October 6, 2011 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8698 4 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: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Troy Ellison was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff questioned the days and hours of operation for the site. Staff also requested Mr. Ellison provide a signage plan for the site. Public Works comments were addressed. Staff stated a radial dedication was required at the intersection of the abutting streets. Staff also stated any broken curb, gutter or sidewalk was to be repaired with the approval of the rezoning request. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The applicant has provided the proposed signage plan and the days and hours of operation. The applicant has indicated building signage will be installed initially but is requesting to be allowed a ground sign in the future. The building signage is proposed similar to signage allowed in office zones or a maximum of ten percent (10%) of the front façade abutting the public street. The ground signage is proposed with a maximum height of four (4) feet and a maximum sign area of 24 square feet. Members of the Little Rock Black Police Officers Association will use the site and the hours of activity will vary. Officers will stop by to do reports or take breaks. The Board meets every first Tuesday of the month from 3 pm to 5 pm. The membership meeting is every second Tuesday from 5 pm to 6 pm. The Little Rock Black Police Officers Association is proposing to use the existing structure with minor interior renovations and only cosmetic repairs on the exterior of the structure. The site contains a single-family driveway, which limits the October 6, 2011 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8698 5 amount of parking on the site. The Association has provided an agreement with an adjacent church to utilize their parking for events taking place at the site. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning of the site from R-4, Two- family to PD-O to allow the Little Rock Black Police Officers Association to utilize this existing structure, as meeting space will not negatively impact the area. I. 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: (OCTOBER 6, 2011) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Planning Commission’s By-laws. Staff presented a recommendation of deferral of the item to the November 3, 2011, public hearing. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 16 FILE NO.: Z-8699 NAME: 5700 West Markham Street Short-form POD LOCATION: Located at 5700 West Markham Street DEVELOPER: Arkansas Spine and Pain Clinic 5700 West Markham Street Little Rock, AR 72205 ENGINEER: ETC Engineers and Architects 1510 S. Broadway Street Little Rock, AR 72202 AREA: 0.51 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: POD PROPOSED USE: O-3, General Office District uses – Mid-town DOD redevelopment of the site VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from O-3, General Office District to POD to allow the redevelopment of this site with a medical office. Three doctors will occupy the facility. The site contains an existing 4,458 square foot office building and the applicant is proposing an addition to the existing structure containing 7,680 square feet. The total building square footage upon redevelopment will be 12,138 square feet. The building is proposed as a three-story building with a maximum building height of 35-feet. October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 2 The site is located within the Mid-town Design Overlay District, which requires redevelopment in excess of fifty percent (50%) to be reviewed through the planned zoning development process. B. EXISTING CONDITIONS: The site contains a medical office building, which has been a medical office for a number of years. There are a number of uses in the area including St. Vincent’s Hospital, multi-family residential, War Memorial Park Golf Course and additional office uses. To the west of the site is an elderly housing development, which is currently undergoing renovations. Further west is the West Markham Street and University Avenue intersection, which contains retail and office uses including Park Plaza Mall and Park Avenue Shopping Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Fillmore Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Markham Street and Fillmore Street. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Fillmore Street including 5-foot sidewalks with the planned development. Due to offset of the right-of-way, at least 20 feet of asphalt must be provided on Fillmore Street to the northern property line. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to West Markham Street including 5-foot sidewalks with the planned development. The right turn lane should be extended across this property to Filmore Street. 5. What is the desired use of the concrete area between the building and landscape area on Filmore Street? October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 3 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. The northeast parking space near Fillmore Street must be removed due to the insufficient distance from the parking space to the Fillmore Street right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Entergy: No comment received. Center-Point Energy: 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. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work will be done at the expense of the developer. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer’s expense. Fire Department: Place fire hydrants per code. Maintain a 20-foot wide access around the sites perimeters. Contact the Little Rock Fire Department for additional information. County Planning: No comment received. CATA: Approved as submitted. The site is located on CATA Bus Route #5, the West Markham Route. October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 4 Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a request to rezone the site from O-3, General Office District to Planned Office Development to allow the existing doctor’s office to expand their building footprint by 2,520 square feet. Master Street Plan: West Markham is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street since it is a Minor Arterial. 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. Property lines are not clearly delineated on this plan; therefore, a full review cannot commence. 3. It appears the proposed addition will require numerous landscape and buffer variances from the City Beautiful Commission prior to the issuance of any building permits. 4. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) The owner’s representative was present representing the request. Staff presented an overview of the development stating the site was located within the Mid-town Design Overlay District and was proposing a rezoning from O-3, General Office District to POD to allow an expansion for the existing medical office user. Staff stated there were a number of outstanding issues associated October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 5 with the request in need of addressing prior to the Commission acting on the request. Staff requested elevations for all four (4) facades of the building. Staff also questioned the proposed drop-off located along Filmore Street. Public Works comments were addressed. Staff stated right of way dedication, radial dedication and street improvements would be required with the redevelopment of the site. Staff also stated any broken curb, gutter or sidewalk damaged in the public right of way was to be replaced or repaired with the building permit activities on the site. Staff requested the parking stall located at the northeast corner of the site adjacent to Filmore Street be removed due to sight distance concerns. Landscaping comments were addressed. Staff stated based on the expansion proposed for the site compliance with the City’s Landscape Ordinance was required. Staff noted the site plan as presented did not include landscaping along the northern or western perimeters. Staff stated street buffers would be required along Filmore and West Markham Streets. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing most of the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has redesigned the drop off located on Filmore Street. The applicant has provided the number of doctors to utilize the facility and provided the required street buffer along Filmore Street. The site is located within the Mid-town Design Overlay District, which requires redevelopment in excess of fifty percent (50%) to be reviewed through the planned zoning development process. The DOD has specific development criteria for development of sites. The applicant is complying with a number of the DOD requirements but according to the applicant, since the site is a developed site, a number of the requirements cannot be met. The following highlights the typical DOD requirements and the site plans compliance with these typical standards: xFor new construction, at least 60% of the ground floor level shall be glass-windows, entry features or displays – West Markham Street façade is not changing, Filmore Street appears to be over 50%, but may not be 60% October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 6 xPrimary façade of the building is to be oriented on the street – The primary entrance is moving to the west fronting into the parking lot xBuildings are to maintain a distinction between upper and lower levels, any elevation greater than eighteen feet in height shall contain an architectural treatment, which visually divides the structure into stories – This requirement is being met xWall projections or recesses a minimum of three (3) feet depth and a minimum of twenty (20) contiguous feet not to extend over twenty (20) percent of the facade shall be required. Arcades, display windows, entry areas or awnings shall exist along at least sixty (60) percent of the façade – the West Markham Street façade and the Filmore Street façade appear to meet this requirement xPrimary entrances shall be oriented to the street or to the principal vehicular or pedestrian routes of travel within a development, entrances should be well delineated – the primary entrance to the development is not located on a public street although there is an entrance from West Markham and Filmore Streets xBuildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, display windows – the entrances appear to meet this requirement xAll sides of building that face abutting public or private rights-of-way, except alleys, shall feature at least one customer entrance – the site plan appears to provide a customer entrance on West Markham Street and Filmore Street xNo elevation facing an arterial or greater street shall be primarily used as a service entry or otherwise be treated as the rear of the structure – the service area is located in the rear of the building along Filmore Street xNew construction wider than the one hundred (100) linear feet shall be visually massed so as to break the structure visually – the building is not more than 100 linear feet xRooflines shall be varied with a change in height every one hundred (100) linear feet in building length. Parapets, mansard roofs, gable roofs, high roofs shall be used to conceal flat roofs and roof top equipment – the building is not more than 100 linear feet xExterior building materials and colors shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments – the materials presented meet this requirement October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 7 xPredominant exterior building materials shall be of high quality materials; such as, but not limited to: brick, wood, stone, tinted, stucco, EIFS (exterior insulation finish system) concreted masonry units. Facade colors shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors – the development is meeting this requirement xPredominant exterior building materials shall not be smooth-faced concrete block, tilt-up concrete panels or prefabricated steel panels – the development is meeting this requirement xProjections (all requirements for a franchise remain in place) - no projections extend into the right of way xNo building hereafter erected or structurally altered shall exceed a height of sixty (60) feet, except as provided below. Structures may have a greater height as follows, and these "bonuses" may be cumulative – the building height is indicated at a maximum height of 35-feet xFront yard setbacks may be zero (0) feet, but will not be more than twenty (20) feet, excepting in those cases where grade changes make such setbacks impractical Side yard setbacks may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the side yards shall have a setback of not less than four (4) feet – the front setback along West Markham Street is 25-feet, this portion of the development is existing and no change is proposed in the front setback xDriveways, sidewalks and alleys – All driveways and sidewalks are meeting this requirement xAll new utilities for developments within the district shall be buried. All new developments shall underground all utilities on site or within adjacent public right-of-way whenever determined by the affected utility agency to be feasible Utilities under ground – the development is meeting this requirement xTrash enclosures shall be located in alleys whenever available or in common service areas for multiple developments Service area near, screened - the development is meeting this requirement xParking requirements within the district shall be at least fifty (50) percent of that required by article VIII. The maximum allowed parking shall be the minimum standard established in article VIII – the parking required for the development is 18 parking spaces the site plan has 27 parking spaces indicated this exceeds the typical DOD standard October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 8 xFor developments less than one (1) acre monument signs may be up to twenty-four (24) square feet in area and six (6) feet in height and must be as located as part of the required landscape area of the parking lot – the signage proposed exceeds the DOD standard, the development is proposing to utilize the existing 4’-5” x 8’-5” 36 square foot sign xNo street buffer or landscaping shall be required along streets classified less than an arterial. When the structure is not built to the property line, landscaping is required in the area between the building and property line up to that required by the Landscape Ordinance – West Markham Street is an arterial classification, the street buffer in this area is being provided xLand use buffers shall only be provided where single-family and duplex use or zoning is the abutting use. In those cases where a land use buffer is required, buffers shall be the same as those for multifamily uses in subsection 36-522(b)(1). In areas where terrain variation is great or other features result in the loss of privacy, alternative designs and massing shall be considered – no land use buffer is required xStreet trees shall be a minimum of three-inch caliper and shall be two (2) feet off the back of curb, thirty (30) feet on center. The canopy shall be maintained with an eight-foot clearance. A four-foot planter strip shall be maintained – street trees will be placed per the DOD standard The applicant has indicated building signage will be located on the east and western facades of the building. The sign is proposed as two foot by ten foot (2’ x 10’) with a 2.5 percent façade coverage on the west side of the building and 1.57 percent on the east side. The sign proposed for the western façade is located without public street frontage. The site plan indicates the placement of a dumpster with the required screening along Filmore Street. The dumpster will be located at the entrance drive to the site. A note on the site plan indicates the dumpster will be screened per typical ordinance requirements. The site does not fully comply with the City’s Landscape and Buffer ordinance requirements. The plan as submitted is deficient along the western perimeter of the site and the interior landscaping does not meet the required percentage. The applicant is required to go before the City Beautiful Commission prior to Board of Directors action on this request for the reduction in the landscape requirements. The site plan includes a drop-off along Filmore Street to access the basement area. The applicant has indicated this is necessary for convenience of patients. Staff is supportive of the drive as proposed. October 6, 2011 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8699 9 Although the site plan as presented does not fully comply with the typical DOD requirements staff is supportive of the request. The use is a medical office, which does not allow for the placement of full wall windows due to privacy issues. With redevelopment of sites the design standards are more difficult to meet. Staff feels the developers have done a good job in meeting the intent of the DOD. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. 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: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 17 FILE NO.: Z-8700 NAME: St. Vincent’s Health Systems Short-form POD LOCATION: Located at 5320 – 5326 West Markham Street DEVELOPER: Orion Capital Partners 2200 N. Rodney Parham Road, Suite 206 Little Rock, AR 72212 ENGINEER: Cromwell Architects Engineers, Inc. 101 South Spring Street, Suite 100 Little Rock, AR 72201 AREA: 1.63 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: POD PROPOSED USE: Medical Rehab Center VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing a rezoning of the site from O-3, General Office District to POD to allow the redevelopment of the site with a rehabilitation hospital. The development will consist of the demolition of the existing five (5) office buildings located at 5320 – 5326 West Markham Street. The new construction will contain an approximately 22,000 square foot, 23-bed rehabilitation facility. The facility will be a one-story building. The site plan indicates the placement of a second building to house the mechanical equipment for the site. The site plan indicates the placement of 67 parking spaces, six (6) of which will be handicap-designated spaces; two (2) of those will be van accessible. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 2 The building is non-combustible construction, steel frame, brick and masonry unit veneer with accent aluminum panels to help articulate the various components of the structure. Interior space division is accomplished using non-combustible drywall construction with a fully automatic fire-sprinkler system. The building has abundant natural light with views from several interior areas of War Memorial Golf Course. The style of the building is modern. The intent is to reflect the buildings that are present on the main St. Vincent’s campus while meeting the spirit of the Mid-town Overlay. B. EXISTING CONDITIONS: The site contains five office buildings and a parking lot. Across A Street to the north begins the single-family neighborhood. To the west is a mixture of single-family and multi-family residences. East of the site are office uses. Other uses in the area include the War Memorial Golf Course to the south, the football stadium and the zoo to the southeast. To the east on North Harrison Street is a PCD, which was approved as an extended stay hotel, and to the northeast fronting on VanBuren Street is a PD-O, which was approved as a medical office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Tyler Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that “A” Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20-foot radial dedication of right-of-way is required at the intersection of West Markham Street and Tyler Street. 4. A 20-foot radial dedication of right-of-way is required at the intersection of Tyler Street and “A” Street. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 3 5. Handicap ramps are required to be installed at the intersection of Markham Street and Tyler Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Handicap ramps are required to be installed at Tyler Street and “A” Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Specifically along “A” Street repairs to the sidewalk and curb are needed. 8. The sidewalk along “A” Street on the northeast corner of the site should be removed and placed at grade to connect with future sidewalk to the east. The railing around the sidewalk should be removed. 9. The chain and steel pipes located in the right-of-way along “A” Street should be removed. 10. 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. 11. 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). 12. 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. 13. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 14. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 15. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 16. Erosion controls must be installed to reduce discharge of polluted stormwater. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 4 Center-Point Energy: 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20-foot minimum access around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a request to rezone the site from O-3, General Office District to Planned Office Development to allow the redevelopment of the site with a rehabilitation facility serving St. Vincent’s Hospital. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 5 Master Street Plan: West Markham is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street since it is a Minor Arterial. 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. All “Painted Islands” need to be developed as green space. This will increase on site green space, decrease on site runoff, while also helping with onsite vehicular circulation. 3. The zoning buffer ordinance requires an average seventeen-foot (17’) wide street buffer along “A” Street and is to be no less than nine foot (9’) in width. The site is located within the “Designated Mature Area” of the City, which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (6’9”). This amount is to be allocated after all right-of-way dedication. 4. The zoning buffer ordinance requires an average fifteen-foot (15’) wide street buffer along Tyler Street and in no case to be less than nine foot (9’) in width. The site is located within the “Designated Mature Area” of the City, which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (6’9”). This amount is to be allocated after all right-of way dedication. 5. The landscape ordinance requires a nine-foot (9’) wide landscape perimeter around the sites entirety where adjacent to paved areas. The site is located within the “Designated Mature Area” of the City, which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (6’9”). This amount is to be allocated after all right-of-way dedication. 6. A land use buffer may be required along the property to the east. 7. An automatic irrigation system to water landscaped areas will be required. 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. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 6 G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Charley Penix of the Cromwell Firm was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff stated the development was located within the Mid-town Design Overlay District, which had specific development criteria. Staff stated the site plan as presented had a number of variations from the typical DOD standards. Staff questioned the proposed signage plan. Staff also noted the landscape strip as indicated along Tyler Street once the right of way was dedicated would not be sufficient to meet the City’s landscape ordinance requirements. Staff stated if this was the case the applicant would need to go before the City Beautiful Commission prior to the Board of Directors acting on the request. Public Works comments were addressed. Staff stated the development would trigger the City’s Master Street Plan and Boundary Street Ordinance requirements. Mr. Penix stated the developers were requesting a waiver of the Boundary Street Ordinance requirements. He stated the developers were willing to dedicate right of way to the City but did not desire to complete the street widening. The Committee questioned if there were portions of the street, which could be widened. Mr. Penix stated the development was closing two (2) drives on A Street and not taking access to A Street and did not desire to complete these improvements. Landscaping comments were addressed. Staff stated a small amount of building landscaping would be required with the development. Staff also stated the street buffer along West Markham Street should be increased to six feet nine inches (6’9”) to meet the DOD requirements. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has addressed staff’s concerns with regard to right of way dedication and landscaping along the abutting streets. The applicant has provided staff with the proposed building elevations to verify compliance with the Mid-town Design Overlay District requirements. The applicant has indicated the land use buffer along a portion of the eastern perimeter will not be met. Screening will be installed as required within this area. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 7 The request is to rezone the site from O-3, General Office District to POD to allow the redevelopment of the site with a rehabilitation hospital. The property is located within the Mid-Town Design Overlay District, which requires any redevelopment in excess of 50 percent to be reviewed through the Planned Development process. The development will consist of the demolition of five (5) existing office buildings located at 5320 – 5326 West Markham Street to allow the construction of a 22,000 square foot, 23-bed rehabilitation facility. The building is proposed as a one-story building. A second building to house the mechanical equipment for the site is located within the rear parking lot area. 67 parking spaces, six (6) of which are handicap-designated spaces, two (2) of which are van accessible are proposed with a single driveway entrance from Tyler Street. The building is non-combustible construction, steel frame, brick and masonry unit veneer with accent aluminum panels to help articulate the various components of the structure. The style of the building is modern. Building materials will be similar to the materials on the main St. Vincent’s campus. The following highlights the typical DOD requirements and the site plans compliance with these typical standards: xFor new construction, at least 60% of the ground floor level shall be glass-windows, entry features or displays – the site plan as presented does not meet the 60% requirement along Tyler Street xPrimary façade of the building is to be oriented on the street – The façade along West Markham Street does not have an entrance but has a presence to the street, Tyler Street does not have a primary façade or entrance, the entrance is from the rear of the building (parking area) xBuildings are to maintain a distinction between upper and lower levels, any elevation greater than eighteen feet in height shall contain an architectural treatment, which visually divides the structure into stories – The building is a single story building xWall projections or recesses a minimum of three (3) feet depth and a minimum of twenty (20) contiguous feet not to extend over twenty (20) percent of the facade shall be required. Arcades, display windows, entry areas or awnings shall exist along at least sixty (60) percent of the façade – the West Markham Street façade and the rear, A Street, façade meet this requirement, Tyler Street does not meet this requirement October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 8 xPrimary entrances shall be oriented to the street or to the principal vehicular or pedestrian routes of travel within a development, entrances should be well delineated – the development meets this criteria xBuildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, display windows – Although the entrance to the building is located in the rear the entrance is well defined as required xAll sides of building that face abutting public or private rights-of-way, except alleys, shall feature at least one customer entrance – there is no customer entrance on West Markham Street or Tyler Street xNo elevation facing an arterial or greater street shall be primarily used as a service entry or otherwise be treated as the rear of the structure – although there is no entrance the façade along West Markham Street has been designed to give the appearance of the front of the building xNew construction wider than the one hundred (100) linear feet shall be visually massed so as to break the structure visually – the building is not more than 100 linear feet xRooflines shall be varied with a change in height every one hundred (100) linear feet in building length. Parapets, mansard roofs, gable roofs, high roofs shall be used to conceal flat roofs and roof top equipment – the building is not more than 100 linear feet xExterior building materials and colors shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments – the materials presented meet this requirement xPredominant exterior building materials shall be of high quality materials; such as, but not limited to: brick, wood, stone, tinted, stucco, EIFS (exterior insulation finish system) concreted masonry units. Facade colors shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors – the development is meeting this requirement xPredominant exterior building materials shall not be smooth-faced concrete block, tilt-up concrete panels or prefabricated steel panels – the development is meeting this requirement xProjections (all requirements for a franchise remain in place) - no projections extend into the right of way October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 9 xNo building hereafter erected or structurally altered shall exceed a height of sixty (60) feet, except as provided below. Structures may have a greater height as follows, and these "bonuses" may be cumulative – the building height is indicated at a maximum height of 35-feet xFront yard setbacks may be zero (0) feet, but will not be more than twenty (20) feet, excepting in those cases where grade changes make such setbacks impractical Side yard setbacks may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the side yards shall have a setback of not less than four (4) feet – the front and side setbacks are being met xDriveways, sidewalks and alleys – All driveways and sidewalks are meeting this requirement xAll new utilities for developments within the district shall be buried. All new developments shall underground all utilities on site or within adjacent public right-of-way whenever determined by the affected utility agency to be feasible Utilities under ground – the development is meeting this requirement xTrash enclosures shall be located in alleys whenever available or in common service areas for multiple developments Service area near, screened - the development is meeting this requirement xParking requirements within the district shall be at least fifty (50) percent of that required by article VIII. The maximum allowed parking shall be the minimum standard established in article VIII – the parking required for the development is 23 parking spaces the site plan has 67 parking spaces indicated xFor developments more than one (1) acre monument signs may be up to seventy-two (72) square feet in area and six (6) feet in height and must be as located as part of the required landscape area of the parking lot – the development is meeting this requirement xNo street buffer or landscaping shall be required along streets classified less than an arterial. When the structure is not built to the property line, landscaping is required in the area between the building and property line up to that required by the Landscape Ordinance – West Markham Street is an arterial classification, the street buffer in this area is being provided, Tyler Street and A Street will provide landscaping per the Landscape Ordinance adjacent to the parking areas October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 10 xLand use buffers shall only be provided where single-family and duplex use or zoning is the abutting use. In those cases where a land use buffer is required, buffers shall be the same as those for multifamily uses in subsection 36-522(b)(1). In areas where terrain variation is great or other features result in the loss of privacy, alternative designs and massing shall be considered. The buffer requirement is six percent (6%) of the average width of the lot – this would require the placement of a 15-foot land use buffer along a portion of the eastern perimeter, the development is not providing the land use buffer however the DOD side yard setback is being met xStreet trees shall be a minimum of three-inch caliper and shall be two (2) feet off the back of curb, thirty (30) feet on center. The canopy shall be maintained with an eight-foot clearance. A four-foot planter strip shall be maintained – street trees will be placed per the DOD The applicant had originally requested a waiver of the required street improvements to the abutting streets. The request no longer includes this request. The street improvements required to the abutting streets include the removal of poles with chains located within the right of way on A Street, Tyler Street and West Markham Street. There is no widening required for either of the abutting streets. On A Street the applicant will be required to remove the two driveway aprons and lower the sidewalk to meet the grade of the property located to the east. Otherwise to staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the developers have done a good job in addressing a number of the DOD standards and in the areas in which the development is not in full compliance with the DOD staff does not feel this will negatively impact the development or the area. Although the land use buffer along the eastern perimeter does not meet the typical standard of the DOD staff feels with proper screening this will mitigate any potential impacts. I. 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 land use buffer along the eastern portion of the site where abutting the residentially zoned and used property as presented on the site plan. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 11 PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There was one 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 also presented a recommendation of approval of the land use buffer along the eastern portion of the site where abutting the residentially zoned and used property as presented on the site plan. Mr. Lee Frazier of Health South Medical addressed the Commission on the merits of the request. He stated Health South was partnering with St. Vincent’s on the project. He stated the development was a 23-bed rehab hospital. He stated this was a relocation from the existing Doctor’s Hospital. He stated the site would provide occupational therapy, physical therapy, speech therapy and orthopedic rehabilitation. Mr. Brent Thompson of Cromwell Engineering and Architecture addressed the Commission concerning the design. He stated the site would be developed with similar materials as the St. Vincent’s Hospital facility located to the west. He stated the building was a single story building. He stated the building contained 25,000 square feet and a 67 car parking lot. He stated the development was less intense than the site as was presently developed. He stated the site and parking area would be developed per the Mid-town Design Overlay District. He stated the development would eliminate two (2) curb cuts on A Street and lower the sidewalk to meet grade with the adjacent property. He stated the developers had met with the Hillcrest Residents Association and received unanimous support from the Association. Ms. Brenda Weese addressed the Commission with concerns for the proposed development. She stated her home was located near the property line and felt the proposed construction was to close to her home. She stated the existing development placed the sidewalk on her property. She stated she was concerned the developers would also encroach onto her property. She stated the dumpster was a concern and the mechanical building. She questioned the noise and smell from these items. She stated her neighbors were not there but had indicated they were concerned about traffic into the neighborhood. Mr. Thompson stated the building was a much smaller footprint than currently existed. He stated there would be landscaping and screening which did not currently exist. He stated the drive would be from Tyler Street and the drives on A Street would be removed. He stated the development could shift to the west one foot allowing for a five foot side yard setback on the eastern perimeter adjacent to Ms. Weese’s property. The Commission questioned if this was an amendment to the current application. Mr. Thompson stated this was an amendment to allow the five foot side yard setback along the common lot line of Ms. Weese. October 6, 2011 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8700 12 Ms. Weese questioned if this could be increased to ten feet. Mr. Thompson stated it could not. He stated one foot would not significantly impact the development but any thing additional would cause significant changes to the site layout. Commissioner Rector stated the site plan had been presented to the Mid-town review board. He stated the Mid-town review board had voted unanimously to support the proposed development. There was no further discussion of the item. The chair entertained a motion for approval of the item on the as presented by staff and as amended to include the five foot side yard setback along the common lot line of Ms. Weese. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. October 6, 2011 ITEM NO.: 18 FILE NO.: Z-8701 NAME: Pediatrics Plus Short-form PD-O LOCATION: Located on Aldersgate Road between 18th and 20th Streets DEVELOPER: Pediatrics Plus c/o Williams and Dean Architects 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: O-3, General Office District uses PROPOSED ZONING: Revised POD PROPOSED USE: Clinic (medical, dental or optical), General and Professional Office Daycare and Physical Therapy VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On April 20, 1999, the Board of Directors adopted Ordinance No. 17,999 which rezoned this property from MF-24 to POD. The approved site plan included five (5) buildings with a total area of 140,000 square feet. The buildings ranged in size from 6,000 square feet to 56,800 square feet, which three (3) of the five (5) buildings being two-stories in height. A total of 422 parking spaces were shown on the approved site plan. Three (3) access points were approved from Aldersgate Road. A land use buffer with a minimum October 6, 2011 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8701 2 dimension of 32 feet was approved along the souther property line, where adjacent to the Camp Aldersgate property. Ordinance No. 18,270 adopted by the Little Rock Board of Directors on May 2, 2000, allowed a revision to the POD by subdividing the property into eight (8) lots and constructing a single office building with associated parking on each lot. The buildings ranged in size from 5,000 square feet to 19,000 square feet with a total building square footage of 103,000 square feet. The amount of parking ranged from 20 spaces to 60 spaces with a total of 240 parking spaces. The approved uses were O-3, General Office District uses. The hours of operation approved were from 7:30 am to 5:30 pm Monday through Friday. With the request the applicant agreed to provide a tree study in order to maintain as many trees as possible. The applicant committed to relocate existing trees, which were six to eight inches in caliper located within the building and parking lot area to landscape areas of the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The developer is proposing to revise the previously approved site plan to allow the use of two of the previously approved lots for the construction of a 31,852 square foot facility with two (2) outdoor play areas. The facility will have therapy services available and a daycare center. Each of the uses will have a separate entrance and drop-off. The hours of operation are from 7:00 am to 6:00 pm daily. The facility will require 80 to 90 staff. The daycare center will have a maximum of 148 children. The therapy area will service approximately 45 patients at any one time. Each use will have covered pick up/drop off. The applicant is not proposing a tree study or the relocation of trees as with the previous approval. B. EXISTING CONDITIONS: The site slopes down from Aldersgate Road to I-430 right of way. Camp Aldersgate is located to the south of the site, with several single-family homes located to the east across Aldersgate Road. Office uses have developed to the north of the site. Northeast of the site on the corner of Aldersgate Road and West 15th Street a new office building has been constructed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner’s representative. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site October 6, 2011 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8701 3 and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. 3. 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). 4. 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. 5. Stormwater detention ordinance applies to this property. 6. 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. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code on both sides of the platted easement. 8. 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. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Streetlights are required by Section 31-403 of the Little Rock code to be installed along the access easement. 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. October 6, 2011 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8701 4 12. The traffic circulation should be modified within the site to reduce vehicle conflicts and increase efficiency. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main must be relocated prior to the start of construction. Contact the Little Rock Fire Department for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water serviced to this property. 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. This work will be done at the expense of the developer. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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 the 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 private fire systems. 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 requires that upon installation of the RPZ assembly, 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 October 6, 2011 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8701 5 Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20-foot wide access around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a request to rezone the site to allow the development of a 31,852 square foot facility. Master Street Plan: Aldersgate Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 landscape ordinance requires a perimeter-planting strip adjacent to freeways to be at least thirty (30) feet wide. A variance from this minimal requirement will require approval from the City Beautiful Commission. 3. The zoning buffer ordinance requires a twenty-six foot (26’) wide land use buffer along the western perimeter and along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 4. The zoning buffer ordinance requires a thirty-two foot (32’) wide land use buffer along the northern and southern perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. October 6, 2011 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8701 6 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues in need of addressing related to the site plan. Staff stated the Landscape and Buffer Ordinances required the placement of a 30-foot buffer along the Interstate frontage. Staff requested Mr. White provide the proposed signage plan. Staff questioned if any alternative uses were being requested for the development. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way would require repair prior to the issuance of the certificate of occupancy. Staff stated a grading permit would be required prior to any construction activities taking place on the site. Staff also stated the stormwater detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated a small amount of building landscaping would be required with the development of the site. Staff also stated screening would be required along the southern perimeter of the site. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: Mr. White submitted a revised site plan to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has relocated the building nearer Aldersgate Road and revised the circulation on the site. The revised plan indicates the 30-foot interstate buffer. The applicant has also provided staff with a signage plan. October 6, 2011 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8701 7 The development is proposed with a new 31,852 square foot building, associated parking (111 parking spaces) and two (2) outdoor play areas. The facility will contain an area for therapy services and a daycare center. Each of the uses will have a separate entrance and drop-off. The daycare center will have a maximum of 148 children. The therapy area will service approximately 45 patients at any one time. Both uses will require 80 to 90 staff. Parking for a daycare center is typically based on one space per administrator, teacher and employee on the largest shift plus one space per facility vehicle plus one space per ten persons of licensed capacity. Parking for a medical office is typically based on the number of doctors serving the facility. Based on the use of the site staff feels the parking provided is adequate to serve the facility. Based on the number of children and the proposed staff the daycare facility would typically require near 65 parking spaces. This leaves 46 parking spaces to serve the therapy use. The applicant has indicated signage will be placed on the front façade of the building abutting Aldersgate Road consistent with signage allowed in office zones or a maximum of ten percent (10%) of the front façade. The ground sign is proposed with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. The site plan indicates screening will be placed along the southern perimeter adjacent to Camp Aldersgate. The screening will be either a solid fence or evergreen plantings. If fencing is placed in this area the fence will be a maximum of six feet (6’) in height. The request includes grading within the southern land use buffer. The ordinance typically requires seventy percent of the required land use buffer to remain undisturbed. The applicant has indicated due to slopes of the site they are requesting to grade in this area. The applicant has not provided staff with a plan for grading nor has the applicant provided staff with a plan for replanting. The applicant has indicated there are on-going meetings with the southern neighbor, Camp Aldersgate. Staff is not supportive of allowing grading in the buffer without the applicant providing the grading plan and the plan for replanting of the buffer. The hours of operation for the business activities are from 7:00 am to 6:00 pm daily. The site plan indicates the placement of a dumpster within the rear service area. A note on the site plan indicates the dumpster service hours will be limited to daylight hours. October 6, 2011 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8701 8 Based on staff’s concerns related to clearing within the buffer staff cannot support the request. If the applicant submits a grading plan, provides a replanting plan and the southern neighbor agree to clearing within the buffer staff’s will reconsider their recommendation. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had provided them with a grading plan for the land use buffer and had provided staff with a replanting plan for the area to be graded. Staff stated the applicant had indicated within the land use buffer area that would be cleared trees would be replanted with 50 percent hardwoods and 50 percent evergreens. Staff stated the applicant had met with representatives of Camp Aldersgate and presented the plan and Camp Aldersgate representatives and these representatives had indicated by letter to staff that Camp Aldersgate was supportive of the grading and replanting plan as well. Staff stated based on the provided grading and replanting plan and the support of Camp Aldersgate they were now supportive of the request. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented 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 grading within the southern land use buffer as proposed by the applicant subject to the applicant replanting the area with a mixture of hardwoods and evergreen trees in addition to the normal screening requirement as presented to staff and Camp Aldersgate. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. - Uapled: Draft PLANNING COMMISSION CALENDAR - 2012 SUBDIVISION HEARINGS. PLANNING — REZONING — CONDITIONAL USE HEARINGS; Subdivision Filing Date Legal Ad Committee (2) Hearing Date (1) (3) 10 -10 -11 10 -21 -11 10 -27 -11 11 -17 -11 11 -21 -11 12 -02 -11 12 -08 -11 01 -05 -12 01 -09 -12 01 -20 -12 01 -25 -12 (Wednesday) 02 -16 -12 02 -21 -12 (Tuesday) 03 -02 -12 03 -07 -12 (Wednesday) 03 -29 -12 04 -02 -12 04 -13 -12 04 -19 -12 05 -10 -12 05 -14 -12 05 -25-12 05 -31 -12 06 -21 -12 06 -25 -12 07 -06 -12 07 -11 -12 (Wednesday) 08 -02 -12 08 -06 -12 08 -17 -12 08 -22 -12 (Wednesday) 09 -13 -12 09 -17 -12 09 -28 -12 10 -04 -12 10 -25 -12 10 -29 -12 11 -09 -12 11 -15 -12 12 -13 -12 12 -17 -12 12 -28 -12 01 -03 -13 01 -24 -13 PLANNING — REZONING — CONDITIONAL USE HEARINGS; AVAILABLE INFORMAL MEETING DATES; (to be scheduled as required) Meetinp Date (4) 10 -20 -11 12 -01 -12 01 -19 -12 03 -01 -12 04 -12 -12 05 -24 -12 07 -05 -12 08 -16 -12 09 -27 -12 11 -08 -12 NOTE (1) All public Hearings shall be held at 4:00 P M unless otherwise changed by the Commission. (City Hall, Board Rm) (2) All meetings shall be held at 12:00 P M unless changed by the Subdivision Committee (City Hall, Board Rm) (3) An agenda meeting will be held prior to each public hearing date and will begin at 3:30 P.M. in the Sister Cities Conference Room. (4) All informal meetings shall be held at 3:30 P M. unless otherwise changed by the Commission.. (5) All meetings shall be held at 12:00 NOON unless otherwise changed by the Plans Committee (723 W Markham) NOTICE: AN INTERPRETER WILL BE PROVIDED FOR THE HEARING IMPAIRED UPON REQUEST. REQUEST SHOULD BE MADE TO THE DEPARTMENT OF PLANNING AND DEVELOPMENT AT LEAST TWO WORKING DAYS PRIOR TO THE SCHEDULED MEETING DATE. Subdivision Filing Legal Ad Committee (2) Plans Committee f5) Hearing Date (1) (3) 11 -07 -11 11 -18 -11 11 -23-11 (Wednesday) 11 -23 -11 12 -07 -11 12 -15 -11 12 -19 -11 12 -30 -11 01 -11 -12 (Wednesday) 01 -04 -12 01 -18 -12 02 -02 -12 02 -06 -12 02 -17 -12 02 -22 -12 (Wednesday) 02 -22 -12 03 -07 -12 03 -15 -12 03 -19-12 03 -30-12 04 -05 -12 04 -04 -12 04 -18 -12 04 -26 -12 04 -30 -12 05 -11 -12 05 -17 -12 05 -16 -12 05 -30 -12 06 -07 -12 06 -11 -12 06 -22 -12 06 -27 -12 (Wednesday) 06 -27 -12 07 -11 -12 07 -19 -12 07 -23-12 08 -03 -12 08-08 -12 (Wednesday) 08 -08 -12 08 -22 -12 08 -30 -12 09 -04 -12 (Tuesday) 09 -14 -12 09 -20 -12 09 -19 -12 10 -03 -12 10 -11 -12 10 -15 -12 10 -26 -12 11 -01 -12 10 -31 -12 11 -14 -12 11 -29-12 12 -03 -12 12 -14 -12 12 -20 -12 12 -19 -12 01 -02 -13 01 -10 -13 AVAILABLE INFORMAL MEETING DATES; (to be scheduled as required) Meetinp Date (4) 10 -20 -11 12 -01 -12 01 -19 -12 03 -01 -12 04 -12 -12 05 -24 -12 07 -05 -12 08 -16 -12 09 -27 -12 11 -08 -12 NOTE (1) All public Hearings shall be held at 4:00 P M unless otherwise changed by the Commission. (City Hall, Board Rm) (2) All meetings shall be held at 12:00 P M unless changed by the Subdivision Committee (City Hall, Board Rm) (3) An agenda meeting will be held prior to each public hearing date and will begin at 3:30 P.M. in the Sister Cities Conference Room. (4) All informal meetings shall be held at 3:30 P M. unless otherwise changed by the Commission.. (5) All meetings shall be held at 12:00 NOON unless otherwise changed by the Plans Committee (723 W Markham) NOTICE: AN INTERPRETER WILL BE PROVIDED FOR THE HEARING IMPAIRED UPON REQUEST. REQUEST SHOULD BE MADE TO THE DEPARTMENT OF PLANNING AND DEVELOPMENT AT LEAST TWO WORKING DAYS PRIOR TO THE SCHEDULED MEETING DATE. 0 LU r Y- LU 0 0 0 z E Q CL �J y� T V-- 13 LU C� 2i CL (�h -0 Q w r�r� VI ',Vt W I l i� w �f I r L1_! $ti LU will NONNI Niglio ml sommki,or MEN 11 moll sommom MINI ME 111101 misommosam 2i CL (�h -0 Q w r�r� VI ',Vt W I l i� w �f I r L1_! $ti LU October 6, 2011 There being no further business before the Commission, the muting was adjourned at 5:28 p.m. (f 11-7 11f ate Ch Erman