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pc_05 24 2007sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD MAY 24, 2007 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being six (6) in number. II. Members Present: Lucas Hargraves Robert Stebbins Troy Laha Jeff Yates Fred Allen, Jr. Chauncey Taylor Members Absent: Pam Adcock Jerry Meyer Mizan Rahman Darrin Williams City Attorney: Cindy Dawson III. Approval of the Minutes of the April 12, 2007 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA MAY 24, 2007 OLD BUSINESS: Item Number: File Number: Title A. S-1495-A Park Circle Subdivision Preliminary Plat, located at the end of Park Avenue, East of Western Hills Avenue. B. S-1556 Wise Subdivision Preliminary Plat, located at 10329 Mann Road. C. LA-0015 Whisenhunt Investments Land Alteration Variance Request, located on the Northwest corner of Chenal Parkway and Kanis Road western intersection. D. LU07-18-01 A Land Use Plan Amendment in the Ellis Mountain Planning District at the north side of Kanis Road between Kirby and Asbury Roads from Mixed Office Commercial to Service Trades District. D.1. Z-6245-A ACME Self Storage Long-form PCD, located on the Northeast corner of Kanis and Kirby Roads. E. LU07-09-03 A Land Use Plan Amendment in the I-630 Planning District at the southeast corner of 7th and Woodrow Streets from Service Trades District to Mixed Office Commercial. E.1. Z-7895-A 7th and Woodrow Short-form PCD, located on the Southeast corner of 7th and Woodrow Streets. F. Z-8167 Meyer Short-form PCD, located at West Markham and Kavanaugh. G. S-1561 Riviera Condos Subdivision Site Plan Review, located on the Northwest corner of Old Cantrell Road and Magnolia Street. Agenda, Page Two NEW BUSINESS: I. PRELIMINARY PLATS: Item Number: File Number: Title 1. S-45-A-69 Otter Creek Plaza Revised Preliminary Plat, located on the Northeast corner of Otter Creek Road and Stagecoach Road. 2. S-521-Q Oxford Valley Addition Phase 8 Preliminary Plat, located on Oxford Valley, Claybrook and Churchhill Drives. 3. S-867-SSSSSS Chenal Valley Tracts 4 and 76 Preliminary Plat, located North of Rahling Road, West of Chenal Parkway. 4. S-867-TTTTTT Chenal Valley Phase 34 Preliminary Plat, located on Chenal Valley Drive and Gordon Road. 5. S-1424-C Sienna Lake Subdivision Revised Preliminary Plat, located North of Crystal Valley Road, and Southwest of David O Dodd Road. 6. S-1564 Edswood Addition Preliminary Plat and Final Plat, located on Edswood Drive, just South of Kanis Road. 7. S-1566 Alexie Addition Preliminary Plat, located between West 22nd and West 23rd Streets, West of Walker Street. 8. S-1567 Ponds Edge Subdivision Preliminary Plat, located East of Vimy Ridge Road, approximately ¼ miles North of County Line Road. II. SITE PLAN REVIEW: Item Number: File Number: Title 9. S-662-A J.A. Riggs Tractor Subdivision Site Plan Review, located at 9125 Interstate 30. 10. S-1501-C Dassault Falcon – Flight Line Hanger – Subdivision Site Plan Review, located at 3801 East 10th Street. Agenda, Page Three II. SITE PLAN REVIEW: (CONTINUED) Item Number: File Number: Title 11. S-1501-D Dassault Falcon – Paint and Prep. Hanger – Subdivision Site Plan Review, located at 3801 East 10th Street. 12. Z-3371-S The Village at Brodie Creek Zoning Site Plan Review, located on the Northwest corner of Colonel Glenn Road and I-430. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title 13. LU07-11-01 A Land Use Plan Amendment in the I-430 Planning District West of John Barrow Road between West 28th Street and Tanya Drive from Low Density Residential to Single Family and Neighborhood Commercial. 13.1. Z-3173-G Sage Meadows Long-form PCD, located on the West side of John Barrow Road, South of Tanya Drive. 14. Z-3738-A J. A. Riggs Rezoning from R-2 to I-2, located at 9125 Interstate 30. 15. Z-4251-B Hillcrest Square Revised PCD, located at 3000 Kavanaugh Boulevard. 16. Z-5770-D Regions Subdivision Lot B-R-2 Revised Short-form POD, located near 14920 Cantrell Road. 17. Z-6934-A Stagecoach Road Short-form PCD, located in the 11000 Block of Stagecoach Road. 18. Z-7596-B Impressions Sports Bar and Grill Short-form PCD, located at 5201 Asher Avenue. 19. Z-7622-B Bale Chevrolet Revised Short-form PCD, located on the Southwest corner of Chenal Parkway and Wellington Hills Road. Agenda, Page Four III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title 20. Z-7949-A Jones Short-form PCD, located at 8013 Mabelvale Cut-off. 21. Z-8144-A Little Rock Housing Authority Cumberland Manor Short- form PD-R, located on East 27th and Cumberland Streets. 22. Z-8144-B Little Rock Housing Authority Metropolitan Village Short- form PD-R, located on East 27th and Cumberland Streets. 23. Z-8193-A Rawls Short-form PCD, located at 801 South Chester Street. 24. Z-8208 River Market Tower Short-form PCD, located on the East side of Rock Street, Between East 3rd and East 4th Streets. May 24, 2007 ITEM NO.: A FILE NO.: S-1495-A NAME: Park Circle Subdivision Preliminary Plat LOCATION: Located at the end of Park Avenue, East of Western Hills Avenue DEVELOPER: CL Clifton 608 Nan Circle Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 7.07 acres NUMBER OF LOTS: 30 FT. NEW STREET: 2,500 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.06 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: An application was filed for the July 7, 2005, Planning Commission public hearing to allow the creation of 12 single-family lots from a 3.22-acre tract. The lots were proposed with an average lot size of 60-feet by 120-feet or 7,200 square feet and 600 linear feet of new street was to be constructed to serve the new lots. Staff raised concerns related to access for the proposed development and the Commission deferred the request to their November 10, 2005, public hearing. At the November 10, 2005, public hearing the applicant withdrew the proposed plat request. A. PROPOSAL/REQUEST: The applicant is now proposing the subdivision of a 7.07-acre site into 30 single- family lots. The proposed plat area has been expanded to the north to include a portion of property previously owned by the Country Club. An average lot size of May 24, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1495-A 2 60-feet by 120-feet or 7,200 square feet is proposed with an overall density of 4.24 units per acre, consistent with single-family development. The developer has indicated the lots will be served by a new 600 linear foot cul-de-sac, Park Circle, extending from Park Avenue, a yet to be constructed street located to the west of the site, which extends from Western Hills Avenue. The developer has indicated Lot 1 Block 3 of the Brookside Park Addition will be reconfigured as right of way to allow Park Avenue to extend into the proposed plat area. The developer has indicated the site is adjacent to the floodway and has indicated a 25-foot access easement adjacent to the floodway for the proposed lots (Lots 1 – 5) to meet the current ordinance requirement. B. EXISTING CONDITIONS: The property is located to the east of Brookside Park Addition, a recognized plat which was platted a number of years ago, and lots sold, but the streets and infrastructure were never constructed. The Little Rock Board of Directors approved an Improvement District for the Brookside Park Addition to allow funding for water, sewer and street construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners and the Westwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The subject property appears to be out of the 100-year floodplain. 2. Western Hills Drive must be constructed to the full width prior to final platting of the proposed subdivision. 3. A temporary cul-de-sac or turn around must be constructed on the north end of Parkside Circle until the next phase to the north is constructed. 4. Sidewalks with appropriate handicap ramps are required along Western Hills Drive and the northern portion of Parkside Circle in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. May 24, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1495-A 3 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. The project would qualify for a contribution in-lieu of construction at the time of platting. 7. With the site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Western Hills Drive and Parkside Circle including 5-foot sidewalks with the planned development. 8. With the site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Western Hills Avenue including 5-foot sidewalks with the planned development. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 12. Due to an identification problem, the street name "Parkside Circle" cannot be used. The street name Parkside Drive is already used in another part of the City. Using the street name "Parkside Circle" in no close vicinity to "Parkside Drive" creates confusion. Contact David Hathcock at 371-4808 for additional information and assistance with this matter. 13. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. May 24, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1495-A 4 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Installation of a public waterline and fire hydrant(s) will be required. 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. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (December 28, 2006) Mr. Pat McGetrick was present representing the request. Staff stated the proposed development was a preliminary plat to allow 7.07 acres to be subdivided into 30 single-family lots. Staff questioned access to the proposed subdivision and the time frame for construction of the proposed street to serve the lots. Mr. McGetrick stated Lot 1 Block 3 of the Brookside Park Addition would be dedicated as right of way to serve the indicated lots. Staff also questioned if the development would be constructed in phases. Public Works comments were addressed. Staff stated minimum floor elevations would be required to be shown on the proposed plat. Staff also stated a dedication of an access easement adjacent to the floodway would be required along the rear of abutting the floodway. Staff requested Mr. McGetrick provide the 100 year floodplain and floodway on the proposed preliminary plat to ensure compliance with existing ordinance requirements. Staff noted a grading permit would be issued for right of ways and drainage easements prior to construction. Staff noted comments from all other reporting departments and agencies suggesting Mr. McGetrick contact them individually for additional information. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. May 24, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1495-A 5 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the December 28, 2006, Subdivision Committee meeting. The applicant has provided the minimum floor elevation for lots abutting the floodplain and indicated a 25-foot access easement along the rear of the lots abutting the floodway. The applicant has also provided a letter indicated the proposed street extending from Western Hills Avenue will be constructed before year end of 2007. The revised plat indicates the lots will be developed in a single phase. The proposal is to allow the subdivision of a 7.07-acre site into 30 single-family lots. The proposed plat indicates an average lot size of 60-feet by 120-feet or 7,200 square feet and an overall density of 4.24 units per acre. The development will be served by a new 600 linear foot cul-de-sac, Park Circle, extending from Park Avenue, a yet to be constructed street located to the west of the site, which extends from Western Hills Avenue. Lot 1, Block 3 of the Brookside Park Addition is proposed to be dedicated as right of way to allow Park Avenue to extend into the proposed plat area. Staff is supportive of the proposed preliminary plat. The developer is not seeking any waivers or variances from the City ordinances to allow the creation of the subdivision as proposed. The lots are indicated with a minimum lot size of 60-feet by 120-feet adequate to meet the typical minimum requirements of the subdivision ordinance. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the development of the subdivision as proposed will have minimum impact on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff presented the item requesting a deferral of the item to the March 1, 2007, public hearing. Staff stated a concern had been raised concerning access to the proposed plat area. Staff stated they needed additional time to research information provide. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. May 24, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1495-A 6 STAFF UPDATE: Staff is continuing to review deed documents to determine the existing right of way for Park Circle. Staff will provide the Commission with a full update at the March 1, 2007, public hearing. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented a recommendation of deferred of the item to the April 12, 2007, public hearing to allow additional time to resolve staff’s concerns related to the available right of way for Park Street adjacent to the cemetery property. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not resolved staff’s concerns related to the available right of way for Park Street adjacent to the cemetery. Staff recommends the item be deferred to the May 24, 2007, public hearing. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had not resolved staff’s concerns related to the available right of way for Park Street adjacent to the cemetery. Staff presented a recommendation of deferral of the item to the May 24, 2007, public hearing. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff recommends this item be deferred to the July 5, 2007, public hearing to allow staff additional time to review the applicant’s proposal with regard to access for the proposed new lots. May 24, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1495-A 7 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferred of the item to the July 5, 2007, public hearing to allow staff additional time to review the applicant’s proposal with regard to access for the proposed new lots. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: B FILE NO.: S-1556 NAME: Wise Subdivision Preliminary Plat LOCATION: Located at 10329 Mann Road DEVELOPER: Marcos Wise 10329 Mann Road Little Rock, AR 72209 ENGINEER: Marlar Engineering 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 1.42 acres NUMBER OF LOTS: 8 FT. NEW STREET: 210 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.05 VARIANCES/WAIVERS REQUESTED: None requested. The applicant failed to provide staff with the requested information to move this proposed plat forward. Staff recommends a deferral of the item to the April 12, 2007, public hearing. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide staff with the requested information to move this proposed plat forward. Staff presented a recommendation of deferral of the item to the April 12, 2007, public hearing. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. May 24, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1556 2 STAFF UPDATE: Staff has not had contact with the applicant since the previous public hearing. Staff recommends this item be deferred to the May 24, 2007, public hearing to allow the applicant additional time to provide staff with the requested information to move the item forward to the Subdivision Committee. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had not contacted them since the previous public hearing. Staff presented a recommendation of deferral of the item to the May 24, 2007, public hearing to allow the applicant additional time to provide staff with the requested information to move the item forward to the Subdivision Committee. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff recommends this be withdrawn from consideration without prejudice. The applicant has failed to provide staff with the requested additional information to move the item forward to the Subdivision Committee. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was not present. Staff presented the item with a recommendation of withdrawn of the item from consideration without prejudice. Staff stated the applicant had failed to provide staff with the requested additional information to move the item forward to the Subdivision Committee. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: C FILE NO.: LA-0015 NAME: Whisenhunt Investments Land Alteration Variance Request LOCATION: Northwest corner of Chenal Parkway and Kanis Road APPLICANT: Whisenhunt Investments APPLICANT’S REPRESENTATIVE: Development Consultants, Inc. AREA: 4.06 acres CURRENT ZONING: C3 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance clear and grade with construction not being imminent. A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to advance clear and grade the property with construction not being imminent. The approximately 4.06 acre property is located on the northwest corner of Chenal Parkway and western leg of Kanis Road. The applicant desires to clear and fill the property with excess dirt from the Fellowship Church site and other undeveloped parcels north of the future extension of Wellington Hills Road. B. EXISTING CONDITIONS: This approximately 4.06 acre tree covered C3 zoned property is tract land located on the northwest corner of Chenal Parkway and the western leg of Kanis Road. Developed C3 zoned property is located on the west. The Entergy power substation is located on the northwest. On the north, the property is bordered by a transmission right-of-way and beyond that right-of-way is tree covered undeveloped property zoned C3. The property is bordered to the west by Chenal Parkway and beyond Chenal is tree covered, undeveloped property zoned C3. Kanis Road is located south of the property and beyond Kanis is tree covered undeveloped property. Just south of the tree covered undeveloped property is additional property that will be filled by dirt from the Fellowship Church site off Kirk Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any phone calls or letters asking questions or requesting additional information. May 24, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0015 2 D. ENGINEERING COMMENTS: 1. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 3. Tracking of mud and dirt onto City streets is not permissable on city streets. A tracking pad must be installed at least 250 ft from the Kanis-Chenal intersection. 4. Erosion controls must be installed to reduce discharge of polluted stormwater. 5. Per Little Rock Code Sec. 29-190(14), a perimeter buffer strip shall be temporarily maintained around disturbed areas for erosion control purposes and shall be kept undisturbed except for reasonable access for maintenance. The width of the strip shall be 6% of the lot width and depth. The minimum width shall be twenty-five (25) feet and the maximum shall be forty (40) feet. 6. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. E. SUBDIVISION COMMITTEE COMMENTS: (October 5, 2006) The applicant was present. Staff stated the comments as written above. The applicant’s representatives, Doug Robertson of Whisenhunt Investments, stated the clearing and grading will comply with Little Rock code, staff recommendations, and comments. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The request is to clear the trees and fill the 4.06 acre property located on the northwest corner of Chenal Parkway and the western leg of Kanis Road with the dirt from the Fellowship Church site and the undeveloped parcels north of the future expansion of Wellington Hills Road. No construction is proposed to proceed after the filling and grading activities are completed. The Land Alteration Regulations (Sec. 29-186(b)) specifically state no land alteration shall be permitted until all necessary city approvals of all plans and permits, except building permit, have been issued and construction is imminent. May 24, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0015 3 Imminent construction as defined by code means the installation of a foundation or erection of a structure without unreasonable delay following land alteration activities. With this application, the applicant desires to clear and fill the site but has no plans for construction to proceed after the grading is completed. Per code, a grading permit cannot be issued by staff for the clearing and filling without construction being imminent. The code does provide the Planning Commission with the authority to grant a variance for issuance of a grading permit to clear and grade a multi-lot or multi-phase development where construction is not imminent on all phases of the development. G. STAFF RECOMMENDATION: Even though the applicant has agreed to comply with the Public Works comments, staff does not support the clearing of additional trees without imminent construction. The additional clearing and filling does not follow the purpose of the Land Alteration Regulations (Sec. 29-168). The code states the purposes are to prevent the excessive grading, clearing, and filling activities and preserve the natural vegetation which enhances the quality of life of the community. Prior to adoption of the Land Alteration Regulations, the applicant cleared and graded about 11 acres south of Chenal Parkway near the Krogers store that has yet to be developed. Recently, staff supported filling approximately 21 acres south of Chenal Parkway and about 47 acres north or Chenal Parkway as part of the Fellowship Church application because they were nearly treeless. In that same application, staff did not support clearing and filling of the area adjacent to the southwest corner of Chenal Parkway and the western leg of Kanis Road because of the existing trees. The applicant’s site plan is incorrect showing the area adjacent to Kanis Road to be cleared and filled. Being the subject property has trees, staff believes it should not be cleared and filled until construction is imminent. The excess dirt can be taken to the previous approved fill areas. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating applicant had submitted a request dated October 24, 2006, requesting this item be deferred to the December 7, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to waive the Commission’s By-laws 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 placement of May 24, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0015 4 the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has not provided staff with the required information to complete the review process. Staff recommends this item be deferred to the January 18, 2007, public hearing. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had not provided staff with the required information to complete the review process. Staff presented a recommendation of deferral of the item to the January 18, 2007, public hearing. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has told staff that several individuals had contacted them about developing the property. Staff requested the applicant provide a plan of development for the property with schedules of when construction would begin. At the time of writing, a plan of development has not been provided. With this being the case, staff still does not support the clearing of additional trees on this property without imminent construction as stated in the previous staff recommendation. The excess dirt can be taken to the previous approved fill areas. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated January 8, 2007, requesting the item be deferred to the March 1, 2007, 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 placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. May 24, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0015 5 STAFF UPDATE: There has been no change in this application request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was not present. There were no registered objectors present. Staff stated on February 28, 2007, the applicant submitted a request for a deferral of the item to the April 12, 2007, public hearing. Staff stated the deferral would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. A motion was made to waive the Commission’s By-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to place the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff recommends this item be deferred to the May 24, 2007, public hearing to allow the applicant additional time to complete a development plan for this site. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the May 24, 2007, public hearing to allow the applicant additional time to complete a development plan for this site. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated April 17, 2007, requesting this item be withdrawn from consideration. Staff is supportive of the withdrawal request. May 24, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LA-0015 6 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was not present. Staff presented the item with a recommendation of withdrawn of the item from consideration without prejudice. Staff stated the applicant had submitted a request dated April 17, 2007, requesting the item be withdrawn from consideration. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: D FILE NO.: LU07-18-01 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: the north side of Kanis Road between Kirby and Asbury Roads Request: Mixed Office Commercial to Service Trades District Source: Joe White, White-Daters PROPOSAL / REQUEST: The applicant has requested that this item be deferred to April 12, 2007. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant on February 15, 2007 requested this item be deferred to the April 12, 2007 Planning Commission Hearing. The item was placed on consent agenda for deferral. The consent agenda was approved by a vote of 9 for, 0 against with 2 absent. STAFF UPDATE: The applicant has requested that this item be deferred until the April 26 agenda. Staff is supportive of this request. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The Item was placed on consent agenda for deferral to April 26, 2007. By a vote of 10 for 0 against the consent agenda was approved. STAFF UPDATE: PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Mixed Office Commercial to Service Trades District. Service Trades District represents a selection of office, warehousing and industrial park activities. The applicant has proposed a self storage facility for this site. May 24, 2007 ITEM NO.: D (Cont.) FILE NO.: LU07-18-01 8 EXISTING LAND USE AND ZONING: The property is currently zoned R-2 and C-1 and is 5.57 acres ± in size. The site has three homes in good repair facing Kanis Road, a vacant commercial building on the corner of Kanis and Kirby, two manufactured homes and several accessory buildings on it. An area east and adjacent to this application was zoned PDO Planned Development-Office in 2005 for a real estate office inside a single family house. To the east and north is zoned R-2 Single Family and has been developed with single family subdivisions. The intersection of Kanis and Cooper Orbit just west of this application is zoned C-1 Neighborhood Commercial and is currently undeveloped. To the southeast is a POD Planned Office Development for single family homes, patio homes and offices, which is in the construction phase. Directly south of this area is an expired Planned Residential Development that included some non-residential use but has not developed. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The application area and the surrounding areas to the south and west are currently planned for Mixed Office Commercial. Beyond the Mixed Office Commercial to the west is Single Family. To the north is also planned for Single Family. To the east and southeast is planned for Suburban Office. These areas were all amended in 1999 under Ordinance 17,951 in an effort to update the Kanis Corridor. MASTER STREET PLAN: Kanis Road is shown as a Minor Arterial on the plan. 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. Kirby Road is shown as a Collector. The primary function of a Collector 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: A Class III bike route is planned along Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. PARKS: According to the Master Parks Plan, the application area is within eight blocks of a park or open space. This park area is along Rock Creek, which runs between the lanes of Chenal Parkway. May 24, 2007 ITEM NO.: D (Cont.) FILE NO.: LU07-18-01 9 HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is covered under the Rock Creek Neighborhood Action Plan. The Plan’s Office and Commercial goal states: “Adopt a policy of adhering to the Land Use Plan. Amendments should be made very rarely, only with neighborhood input, and only when it can be clearly demonstrated that the amendment will enhance the quality of life in the Rock Creek Neighborhood.” ANALYSIS: The Land Use Plan along Kanis Road has been the subject of extensive study. This area of Kanis is on the edge of development in the City of Little Rock. The last major changes to take place along the Kanis corridor were the result of Ordinance 17,951 in 1999. This Ordinance changed most of the corridor to the categories that are now shown. It has taken time, but these land use categories are beginning to be utilized with the development of small offices and new residences. The Kanis area has emphasized that lower intensity uses are the most desirable for the region. The Rock Creek Neighborhood Action Plan specifically requested that the Future Land Use Plan be adhered to more closely with very limited amendments. This area has been growing almost continually over the past twenty years. The changes made by Ordinance 17,951 have been in place for eight years. A change in conditions should be identified for further modification of the plan. The application area was changed under this ordinance from Transition and Neighborhood Commercial to Mixed Office Commercial. Throughout this period of time, the use has remained mostly single family with several Planned Office Developments for this section of Kanis. A pattern of residential mixed with office uses is developing along Kanis. These land use categories need to be used as a guide for the future development of the Kanis corridor. The applicant has requested a change from Mixed Office Commercial to Service Trades District to allow a mini storage facility. This would be an increase in the intensity of the allowed uses for the site. Service Trades District provides for a selection of office, warehousing and industrial park activities that are intended to serve other office, service or industrial businesses. This land use category is ideally found near an industrial area or a major intersection with access to the interstate. The application area is not near any industrial or service businesses. The heavy truck traffic generally associated with a Service Trades District is not desirable along Kanis Road. Any changes in development along Kanis will have an impact on the amount of traffic. Service Trades District would be better on a high traffic road in the area such as Chenal Parkway. The development pattern to the north and west is predominately single family detached houses. Most of the houses are of similar size and lot size, with a mix of large lot single family and smaller lot subdivisions. To the east is planned for Suburban Office. There are currently single family houses and single family May 24, 2007 ITEM NO.: D (Cont.) FILE NO.: LU07-18-01 10 houses that have been converted to offices in this area. These buildings and any future Suburban Office or Single Family buildings would all be on a similar scale. Service Trades District generally involves large massive structures, and those large scale structures would overwhelm its neighbors. This juxtaposition of opposing uses and massing can be detrimental to the smaller scale residential homes. This site is currently planned for Mixed Office Commercial. There are 24 acres of Mixed Office Commercial at the intersection of Kanis and Cooper Orbit, and this amendment would change 6 of those acres to Service Trades District. There is no other Mixed Office Commercial or Commercial within one mile of this site. Service Trades District is preferred at the intersection of two arterials. Kanis is a Minor Arterial and Kirby Road is a Collector. While there is a demand for more Service Trades District in west Little Rock, staff believes another site would be more suitable. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Gibraltar Heights Pointe West Timber Ridge POA and Parkway Place Property Owners Association. Staff has received two comments opposed to the change from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (APRIL 26, 2007) The item was placed on consent agenda for deferral at the request of the applicant. By a vote of 10 for and 0 against the consent agenda was approved. STAFF UPDATE: There have been no changes to this request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The item was placed on consent agenda for deferral to the July 5, 2007 meeting. By a vote of 6 for, 0 against, 4 absent and one vacancy the consent agenda was approved. May 24, 2007 ITEM NO.: D.1 FILE NO.: Z-6245-A NAME: ACME Self Storage Long-form PCD LOCATION: Located on the Northeast corner of Kanis and Kirby Roads DEVELOPER: LGR Investment, LLC 404 E. Kiehl Avenue North Little Rock, AR 72020 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-1, Neighborhood Commercial and R-2, Single-family ALLOWED USES: Neighborhood Commercial uses and Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Mini-warehouse VARIANCES/WAIVERS REQUESTED: None requested. On February 15, 2007, the applicant requested a deferral of this item to the April 12, 2007, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff stated on February 15, 2007, the applicant submitted a requested for deferral of the item to the April 12, 2007, 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 placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. May 24, 2007 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-6245-A 2 STAFF UPDATE: Staff recommends this item be deferred to the April 26, 2007, public hearing to allow staff and the applicant additional time to review the proposed development and the proposed street design to serve the development and the area. The Subdivision Committee will review the proposed site plan at their April 5, 2007, committee meeting. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the April 26, 2007, public hearing to allow staff and the applicant additional time to review the proposed development and the proposed street design to serve the development and the area. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated May 11, 2007, requesting a deferral of this item to the July 5, 2007, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 11, 2007, requesting a deferral of the item to the July 5, 2007, 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 placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: E FILE NO.: LU07-09-03 Name: Land Use Plan Amendment - I-630 Planning District Location: Southeast corner of 7th and Woodrow Streets Request: Service Trades District to Mixed Office Commercial Source: Stephen Giles, Attorney at Law PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant on February 9, 2007 requested this item be deferred to the April 12, 2007 Planning Commission Hearing. The item was placed on the consent agenda for deferral. The consent agenda was approved by a vote of 9 for, 0 against with 2 absent. STAFF UPDATE: Land Use Plan amendment in the I-630 Planning District from Service Trades District to Mixed Office Commercial. Mixed Office Commercial provides for a mixture of office and commercial uses. The applicant is proposing an office and a restaurant with a drive through window for this location, using the Planned Zoning District Process. EXISTING LAND USE AND ZONING: The property is currently zoned R-3 Single Family with six single family houses on it. A portion of the application site is undeveloped. The surrounding areas to the north and west are also zoned R-3 and are developed with single family houses. To the east there is a small section of R-4 zoning with two duplexes on it. There is some C-3 General Commercial zoning along West 7th, but this is largely undeveloped. There is a daycare and a church along with two vacant buildings. Further to the east is zoned Planned Industrial Development for a BMW motorcycle shop. Directly north and west of the application are two parcels zoned I-2 Light Industrial. The lot to the north has a single family house on it and the I-2 lot to the west has a garage on it. This application area is bound to the south by Interstate 630, which is also zoned R-3. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The application area is currently shown as Service Trades District on the plan. The Service Trades District extends east from Woodrow to Thayer Street and south to Interstate 630. Park/Open Space surrounds the Service Trades District to the south and east for the railroad tracks. To the west and north of the application area is shown May 24, 2007 ITEM NO.: E (Cont.) FILE NO.: LU07-09-03 2 as Single Family on the plan with a small amount of Mixed Office Commercial and Public Institutional. Ordinance 19,418 was passed October 4, 2005. This amended a portion of Industrial east of the railroad tracks and south of 7th Street to Light Industrial. MASTER STREET PLAN: Woodrow Street and 7th Street are shown as Collectors on the plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. BICYCLE PLAN: The Master Street Plan bicycle section shows a Class III bike route along 7th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. PARKS: According to the Master Parks Plan, this area is within eight blocks of a park. Fletcher Park is the closest park and is located just south of Interstate 630. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The Stephens Area and Capitol View Neighborhood Action Plans cover this area. The Stephens Area Plan’s economic development goal states a need to ”work with Housing and Neighborhoods to redevelop structures on the east side of Woodrow Street into new manufacturing, offices, or commercial space.” The Capitol View Neighborhood Action Plan also addresses this issue: “Rezone Woodrow between I-630 and 7th Street between Thayer and Woodrow to Quiet Office to encourage replacement of poorly maintained rental housing with small professional offices.” ANALYSIS: The application area is a combination of single family houses and undeveloped land. It is just north of Interstate 630 and is an entrance to the Capitol View--Stifft Station neighborhood. This is also a route commonly used by access the State Capitol Complex by employees and others. Both the Stephens Area and the Capitol View Neighborhood Action Plans claim this particular location. These plans both mention this area explicitly with action statements aimed at redeveloping this land. The area May 24, 2007 ITEM NO.: E (Cont.) FILE NO.: LU07-09-03 3 between 7th and the Freeway (I-630), east of Woodrow was changed to Service Trades District (STD) over a decade ago, in the time there has only been a small development at the east enc of the overall STD area. While there has not been a large demand for more Service Trades District in this area, there does seem to be a need for more Commercial in this region. There is no Commercial north of I-630 until Markham Street and that Commercial is already developed. The application site is situated on an interstate exit ramp with heavy traffic. Service Trades District is usually associated with heavy truck traffic. This access works well for the proposed use. Mixed Office Commercial would likely have less large vehicle traffic. From a circulation standpoint, both 7th Street and Woodrow Street are Collectors on the Master Street Plan and are used as main thoroughfares. Service Trades District is ideal for warehousing and industrial park activities with an office component. Service Trades District is usually accompanied by very large buildings and heavy truck traffic. The use is recommended to be close to either industrial or larger offices and functions as a support to those uses. Both neighborhood plans believe that this one time predominately single family area would and should redevelop into a non-residential use. The plans actually recommend an office or commercial type of use for the area. A major concern of the Plans is compatibility with the existing neighborhood. Therefore the scale, massing and design of any future use are going to be as important or more important than the actual use of the land. Mixed Office Commercial typically has smaller structures, which would be more compatible with the neighborhood. Mixed Office Commercial requires the Planned Zoning District (PZD). The PZD type of zoning helps to ensure that a development would be compatible and fit with the overall style of the neighborhood with restrictions on hours of operations and other design elements. The design of this site would be critical to protect the neighborhood and also to make this area fit with the overarching elements of a Stifft Station type development. Staff feels Mixed Office Commercial would provide a good transition from the more industrial type uses to the east and the neighborhood uses to the north and west. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Capitol View Stifft Station. Staff has received one comment in opposition from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. May 24, 2007 ITEM NO.: E (Cont.) FILE NO.: LU07-09-03 4 PLANNING COMMISSION ACTION: (APRIL 12, 2007) The Item was placed on consent agenda for deferral to May 24, 2007. By a vote of 10 for 0 against the consent agenda was approved. STAFF UPDATE: There have been no changes to this application. PLANNING COMMISSION ACTION: (MAY 24, 2007) The item was placed on consent agenda for deferral to the July 5, 2007 meeting. By a vote of 6 for, 0 against, 4 absent and one vacancy the consent agenda was approved. May 24, 2007 ITEM NO.: E.1 FILE NO.: Z-7895-A NAME: 7th and Woodrow Short-form PCD LOCATION: Located on the Southeast corner of 7th and Woodrow Streets DEVELOPER: Stephen R. Giles, PA 425 West Capitol Avenue, Suite 3200 Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.29 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a use change for this parcel of land located adjacent to Interstate 630. This establishment will be an office/commercial mix consisting of an innovative, destination, theme restaurant featuring barbeque, grilled meats and home-style southern comfort food, and a restaurant office building. The restaurant will serve food representing Arkansas’ heritage. One drive through window will be located on the west side of the restaurant accessible from Woodrow Street. Hours of operation will be the normal restaurant business hours. No late night entertainment is proposed and the predominate business will not be bar customers. This will be the first rate facility featuring a country style antique “general store” motif with a smokehouse. The entire project will be May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 2 extensively landscaped with special attention given to the existing creek that will run through a large outdoor patio area for the customers. Parking is all on-site oriented to 7th Street. The site plan orients the building where it will minimize impact on the surrounding residential neighborhood. Lighting will be subdued and restricted to the site. One of the existing houses on the block will remain and be converted into an office for the restaurant business. B. EXISTING CONDITIONS: The site contains four single-family homes located along West 7th Street. The homes along Woodrow Street have been removed and a large pile of dirt is located near the southern perimeter of the site. To the south of the site is the I-630 right of way and to the north of the site are single-family homes. East of the site there are three single-family homes fronting Appianway. West of the site across Woodrow Street there are single-family homes. Other uses in the area include a vacant restaurant, office uses and office/warehouse uses all located east of the site along West 7th Street. A City of Little Rock Alert Center is located east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Capitol View Stifft Station Neighborhood Association, the Capitol Hill Neighborhood Association, along with all property owners located within 200-feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 7th Street 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. A 20 foot radial dedication of right-of-way is required at the intersections of 7th Street and Woodrow Street and at 7th Street and Appianway Street if part of this application. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Appianway Street including 5-foot sidewalk with the planned development. Appianway Street should be improved to a commercial standard providing 18 feet of street from centerline to back of curb. The sidewalk on Appianway Street is to be located at the property line and not at the back of curb May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 3 4. The radius at the intersection of Woodrow Street and 7th Street should be improved to a 30-foot radius and if the adjacent property is part of this application, the radius at the intersection of 7th Street and Appianway Street should be improved to 25-foot radius. The radius of the curb at Woodrow and 7th must be improved to a 30 foot radius. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 6. Old curb cuts should be closed per Public Works detail. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Woodrow Street. 8. The property is located in the 100-year floodplain. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The finished floor of the proposed structures must be constructed to at least 1 foot above the 100-year floodplain elevation. Provide the finished floor elevation of the proposed new structure(s). The proposed office is also shown to be in the floodplain. If the existing house is to remain and be converted into the office, it must meet the modern flood regulations if the structure is improved 50% or more of the appraised value of the structure conducted by a licensed appraiser. These improvements include all improvements associated with the structure. The appraisal and cost of estimated work will be required to be submitted at time of development. The modern code would require the finished floor of the structure to be elevated to 1 foot above the base flood elevation and all supporting mechanical systems such as the HVAC to be elevated to the base flood elevation or higher. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Provide the proposed design of the detention pond showing how the site will detain. 12. 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) 379-1817 (Derrick Bergfield). May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 4 13. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The minimum spacing between driveways on a collector street and commercial streets is 250 feet. The southern driveway of the drive thru is located within the AHTD right-of- way, which controls access to the property in that area. The width of a driveway must not exceed 36 feet. Per City code, driveways must be spaced 250 ft from other driveways and spaced 250 ft from the right-of-way line of an intersection. Since the property on 7th Street has less than 250 ft of frontage, the driveway must be located as far away from the intersection as possible as shown on the plan. The survey shows access can be taken to Woodrow St. from the property across AHTD right-of-way. Only one driveway is allowed on Woodrow Street to be located at least 250 ft from the 7th Street right-of-way line. 15. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17. Per City code, the ditch that runs through the property should be improved to handle the 25-year storm flow. A 100-year overflow path should be provided with minimal damage to this property. Provide detailed design of the improved channel and a certification of its carrying capacity during the 25 year storm prepared by a professional engineer. Consideration should be taken of the friction loss of the ditch curvature. Provide certification that the proposed structure(s) will not be flooded by the 100 year storm event prepared by a professional engineer. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. No construction is allowed closer than five feet of the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. 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. Additional fire hydrant(s) may May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 5 be required in order to provide service 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 – the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a rezoning to allow the development of a restaurant and an office. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-09-03). Master Street Plan: Woodrow Street and 7th Street are shown as Collectors on the Mater Street plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: The Master Street Plan bicycle section shows a Class III bike route along 7th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The Stephens Area neighborhood action plan covers this area. Their economic development goal states a need to “work with Housing and Neighborhoods to redevelop structures on the east side of Woodrow Street into new manufacturing, offices, or commercial space.” The Capitol View Neighborhood Action Plan also addresses this issue: “Rezone Woodrow between I-630 and 7th Street between Thayer and Woodrow to Quiet Office to encourage replacement of poorly maintained rental housing with small professional offices.” Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Site plan submitted was not to scale; therefore, a full review for minimal City code compliance cannot be done at this time. May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 6 3. Street buffers/land use buffers appear deficient on all sides. A variance from both the Planning Commission and the City Beautiful Commission are required prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 5. If the site is larger than one acre it must be irrigated with an automatic irrigation system. 6. Preservation of the existing trees is encouraged by the City Beautiful Commission. 7. Attention to the view from Interstate 630 off ramp would be appreciated. This site is located within a scenic corridor. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the developer locate the dumpster facility on the proposed site plan. Staff also requested any proposed signage be included on the site plan. Staff stated they were concerned with a commercial use being located adjacent to residential homes. Staff stated the site plan indicated outdoor activities and parking along West 7th Street which could impact the adjacent homes. Public Works comments were addressed. Staff stated the indicated drives on Woodrow Street did not meet typical minimum ordinance standards. Staff stated street improvements to Appianway Street would be required with the site development. Staff requested the applicant provide the finished floor elevation of the proposed new structure. Staff stated the office was located in the floodplain. Staff stated if the structure was converted to an office use it must meet the modern flood regulations if the conversion valued the structure at 50 percent or more than the present appraised value. Staff also requested the revised site plan include areas set aside for detention. Landscaping comments were addressed. Staff stated the site plan did not meet the minimum ordinance requirements. Staff stated a minimum of eight percent of the paved areas should be designated as landscaping. Staff also stated the minimum street buffer width was six feet nine inches. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing few of the technical issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has not indicated the location of the proposed dumpster facility, provided the finished floor elevation of the proposed new structure, the design of the detention pond nor does the revised site plan remove the drives along Woodrow Street. The applicant has indicated three driveway locations along Woodrow Street. The southern most drive is located within the Arkansas State Highway and Transportation Department right of way. The northern most drive is located 150-feet from the intersection of West 7th Street. The ordinance typically requires commercial drives be a minimum of 250-feet for the intersection with a collector street. Staff is not supportive of the drives as proposed. The revised site plan has not indicated the location for the proposed dumpster. Staff has concerns with the possible placement of the dumpster and the potential hours of dumpster service. There is an existing single-family residence located in the area labeled on the site plan as “All trees shown are existing to remain”. The site plan also includes the placement of two outdoor patio areas one located very near this single-family home. The second located within the parking area adjacent to West 7th Street. Staff has concerns with the outdoor activity being located so near this home and the possibility of negative impacts on this home. The revised site plan does not include the placement of sidewalks on Appianway Street nor the required curb radius at the intersection with West 7th and Woodrow Streets. Staff feels these items should be included on the site plan to ensure compliance with the Master Street Plan requirements for street construction. The proposed site plan has not addressed detention as required by the Storm Water Detention Ordinance. Staff has requested the applicant provide the design of the detention pond showing how the site will be detained. Staff feels detention should be addressed to ensure compliance with minimum ordinance standards. There is an existing drainage way located on the site. Per City code, the ditch that runs through the property should be improved to handle the 25-year storm flow. A 100-year overflow path should be provided with minimal damage to the property. Staff has requested the applicant provide a detailed design of the improved channel and certification of its carrying capacity during the 25-year storm prepared by a professional engineer. Staff also requested certification that the proposed structures would not be flooded by the 100-year storm also prepared by a professional engineer. Land use buffers are typically required where adjacent to single-family. Typically the buffer is required at six percent of the average depth of the property. The site plan does not include a land use buffer adjacent to the existing residences located along Appianway Street along the northern or southern perimeters adjacent to the parking areas. May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 8 The site plan indicates the placement of 101 parking spaces on the site. The building is proposed with a total of 9,840 square feet of restaurant space and the office structure contains approximately 800 square feet. Based on the square footage proposed a total of 100 parking spaces would typically be required. A single sign location is indicated on the site plan near Interstate 630. The applicant has not provided details of the proposed signage. Staff recommends if the site plan is approved the signage be limited to signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The site plan indicates the placement of parking pulling into West 7th Street. There are single-family homes located to the north of West 7th Street which could potentially be impacted by headlights from customers entering and exiting the site. Staff feels this area should be protected by removing the spaces or by landscaping the area providing a screen to limit the impact on the adjacent homes. The site plan indicates the placement of a drive-through window but does not address the placement of an order menu board. Once again staff has concerns with the placement of the order board and potential impacts on the nearby single- family homes. Typically order boards are to be screened to limit over spilling of sound from the site. Staff would recommend if the site plan is approved and an order menu board is used the menu board be screened to minimize any potential impact on the nearby homes. In addition one of the proposed drive lanes for the drive-through facility is located within the AHTD right of way. Staff is supportive of allowing the site to develop with a restaurant and office use. Staff is not however supportive of the site plan as proposed. There are a number of issues which remain outstanding associated with the request which staff feels should be addressed prior to the Commission acting on the proposed rezoning and site plan. I. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff stated on February 9, 2007, the applicant submitted a requested for deferral of the item to the April 12, 2007, 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 placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. May 24, 2007 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7895-A 9 PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was not present. Staff presented the item stating the applicant had requested on April 10, 2007, the item be deferred to the May 24, 2007, public hearing to allow staff and the applicant additional time to resolve outstanding concerns related to the proposed site plan. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to approve the By-law waiver request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated May 11, 2007, requesting a deferral of this item to the July 5, 2007, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 11, 2007, requesting a deferral of the item to the July 5, 2007, 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 placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: F FILE NO.: Z-8167 NAME: Meyer Short-form PCD LOCATION: Located at West Markham Street and Kavanaugh Boulevard DEVELOPER: Jerry Meyer 3001 West Markham Street Little Rock, AR 72205 SURVEYOR Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.5+ acres LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: C-3 and R-5 ALLOWED USES: General Commercial Uses and Multi-family 36-units per acre PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning from C-3 and R-5 to PCD to allow C-3 uses as allowable uses for the site. The site contains an existing two story building with approximately 4,600 square feet of space. A parking lot located to the west of the building contains 10 parking spaces. No physical changes are proposed. B. EXISTING CONDITIONS: The building is a two story building with an entrance from Kavanaugh Boulevard to the second level and West Markham Street to the first level. This site is the former Little Rock Paint and Wallpaper Store. There are commercial uses May 24, 2007 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-8167 2 located on the lower level. An existing paved parking lot is located along the western perimeter of the site, accessed from West Markham Street. The building is located in the Capitol View Stifft Station area which contains a number of commercial uses including two restaurants. Other uses in the area include a gas station located to the southeast. To the north and northwest of the site are single-family and multi-family residential uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Capitol View/Stifft Station, the Hillcrest Residents Neighborhood Associations, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Entergy: Approved as submitted. Center-Point Energy: Center Point Energy has an existing gas main in the easement between Kavanaugh and Midland. A 10-foot easement is required along the gas main at the mid point. Contact Billy Hale at 377-4539 for additional information. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. May 24, 2007 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-8167 3 CATA: The site is located near CATA Bus Routes - #1 the Pulaski Heights Route and #8 the Rodney Parham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-5 and C-3 to Planned Commercial Development to allow the site to utilize C-3 uses for the entire site. The request does not require a change to the Land Use Plan. Master Street Plan: Kavanaugh Boulevard is shown as a Collector on the Master Street Plan and West Markham Street is shown as a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements. 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on Kavanaugh Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use Goal states, “More mixed-use opportunities should be provided within the commercial areas, including parts of Kavanaugh, Markham Street, and Stifft Station. Mixed-use means more opportunities for residential over commercial in existing commercial areas.” Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was not present. Staff stated there were no remaining outstanding technical issues associated with the request. Staff stated the request included a rezoning of the site to PCD to allow C-3, General Commercial District uses as allowable uses for the site. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. May 24, 2007 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-8167 4 H. ANALYSIS: There were no remaining technical issues associated with the request in need of addressing raised at the February 8, 2007, Subdivision Committee meeting. The applicant is seeking a rezoning from C-3 and R-5 to PCD to allow C-3 uses as allowable uses for the site. The site contains an existing building with approximately 4,600 square feet of space. A parking lot located to the west of the building contains 10 parking spaces. No physical changes are proposed to the site. Staff is supportive of allowing C-3 uses as allowable uses for the site. Although, the building has an R-5 zoning classification, the building has historically been used for commercial activities. Staff has some concerns with the availability of parking. As a C-3, General Commercial District use, the building could be used entirely as a restaurant use or a number of restaurants. Based on the total square footage and the present zoning ordinance, a restaurant use would typically require the placement of 46 parking spaces and for commercial activities, 15 parking spaces would typically be required. The Hillcrest Residents Association is presently developing a Design Overlay District Ordinance for the area which addresses a number of uses including parking. It is anticipated this ordinance will be presented to the Commission at their public hearing on June 21, 2007. According to the draft ordinance, the parking standard requirement within the district boundaries shall be 50 percent of that required by Article VIII of the Zoning Ordinance or for a retail use one parking space for every three hundred square feet of the gross floor area or a restaurant use one space per every one hundred square feet of the gross floor area. Per the Hillcrest Design Overlay District a maximum parking standard is established and the maximum allowable parking shall be the minimum standard established per Article VIII. Based on the proposed Hillcrest Overlay a total of seven parking spaces would be required for a retail use and 23 parking spaces would be required for a restaurant use. Staff feels based on the typical minimum parking requirement, the available parking on the site and the lack of street parking in the area, any restaurant use should be limited to no more than 50 percent of the total building area or 2,300 square feet. Otherwise to staff’s knowledge there are no outstanding issues associated with the request. Staff feels the rezoning of the site to allow C-3 uses as allowable uses for the site should have minimal impact on the site and the area. I. STAFF RECOMMENDATIONS: 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 any restaurant use be limited to a maximum of 50 percent of the total building area or 2,300 square feet. May 24, 2007 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-8167 5 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant’s request. The Chair questioned the applicant as to if they desired a deferral. The applicant stated they did desire a deferral. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: G FILE NO.: S-1561 NAME: Riviera Condos Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Old Cantrell Road and Magnolia Street DEVELOPER: Blue Cube Development 100 Gamble Road Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 16 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced rear yard setback (15-feet). Section 36-301(e)(3) 2. A variance to allow an increased building height (in excess of 35-feet). Section 36-301(d) 3. A variance to reduced a platted building line located along Old Cantrell Road (25-feet). A. PROPOSAL/REQUEST: Blue Cube Development is currently remodeling the existing Riviera Building into a “high-end” condominium project. During the planning process the developers have determined that razing the existing parking deck is necessary in order to fit the height and turning radii of today’s vehicles. The new deck will be constructed in the approximate same footprint that it exists in today. The current deck is constructed over a 40-foot platted building line. The property is zoned C-3, General Commercial District which allows for a 25-foot building line. The new structure meets the allowable building setback per the Zoning Ordinance. May 24, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1561 2 Variances to allow an increased building height and a reduced rear yard setback are being requested. The developers have indicated the new deck may exceed the allowable 35-feet by a few feet. In addition, the property to the north is zoned R-2, Single-family which requires a 25-foot building setback. The building has been indicated approximately 15-feet from the rear property line, as exists today. B. EXISTING CONDITIONS: The site contains an existing high rise residential tower and a multi-story parking deck. The site is located in the Riverdale area of the City. The area contains a mixture of uses including residential, office and commercial. Commercial uses include a number of restaurants, a liquor store, automobile tire center and automobile dealership. There are a number of single-family homes located north of the site presently zoned C-3, General Commercial District. Further north, located on the upward slope of “Cantrell Hill”, is a high-rise residential development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents or property owners. The Hillcrest Residents Neighborhood Association and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Old Cantrell Road and Magnolia Street. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Old Cantrell Road and Magnolia Street. 3. A 60-inch concrete storm water pipe that runs across the subject property and under Cantrell Road from Allsopp Park is not shown on the site plan. This pipe can be found in the junction box in the middle of Magnolia Street. The path of this pipe should be determined and provided on a revised plan. No new construction can be proposed over this pipe. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 18” sewer main is located on the property. Contact Little Rock Wastewater at 688-1414 for additional information. May 24, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1561 3 Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #21 – University Avenue Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City’s landscape and buffer ordinance is required. 2. Landscaping may be required in conjunction with any new onsite parking. 3. Any/all landscaping on the site must be viable, in good condition, or be replaced. 4. Any required onsite fencing or dumpster enclosures are to be in good condition or repaired. 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. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Joe White was present representing the request. Staff stated the request included the tearing down of an existing parking deck and the construction of a new parking deck in the same footprint. Mr. White stated the only variation could be a few feet from the present location. Staff stated there were variances associated with the request and a request for the approval of a reduction in previously imposed front platted building line which the existing parking garage encroached over. Staff stated the new structure was proposed at a 25-foot building setback which was adequate to meet the required building setback for C-3, General Commercial District zoned property. Staff stated a replat would be required if the request was approved to relocate the building line in the area of the encroachment. May 24, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1561 4 Public Works comments were addressed. Staff stated the development was constructed over a box drainage structure. Staff requested Mr. White indicate the location of the existing drainage structure on the proposed site plan. Staff stated no new construction would be allowed over the drainage structure and suggested Mr. White relocate the drainage structure. Staff noted the comment from the Wastewater Utility and the comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 few of the issues raised at the March 22, 2007, Subdivision Committee meeting. The applicant has indicated the location of the existing drainage structure and located the existing sewer line. The applicant is proposing to tear down the existing parking garage and construct a new facility on the site. The building is proposed to be located in the same footprint as the existing structure with the only variation being a few feet in any direction. The request includes a variance to allow an increased building height. The structure is proposed with a maximum building height of 40-feet. The property is zoned C-3, General Commercial District which typically allows a maximum building height of 35-feet. The existing deck is approximately 35-feet in height and does not allow sufficient room between the floors to accommodate today’s vehicles. The developers have indicated a need to increase the height a “few feet” to allow for sufficient floor separation for vehicle clearance. Staff feels with the allowance of a maximum height of 40-feet this will allow the developers to construct the structure and provide the floor separation necessary to accommodate vehicles entering the garage. The site plan indicates the placement of a 15-foot rear yard setback. Per the zoning ordinance for C-3, General Commercial District zoned property a 25-foot rear yard setback is typically required. The area to the north is zoned C-3, General Commercial District but is presently being used as single-family residential. Staff is supportive of the variance request. The existing building is located 15-feet from the rear property line and does not appear to have significantly impacted the adjoining homes. The lot was final platted with a 40-foot front building line along Old Cantrell Road. Typically, C-3, General Commercial District zoned sites require the placement of a 25-foot front building setback. The applicant is seeking a variance to allow the parking deck structure to be reconstructed in the same location as it exists today, with a 25-foot setback. Staff is supportive of the variance request. The deck as it presently exists does not appear to have significantly impacted the development or the area. May 24, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1561 5 Should the variance be approved, staff recommends the applicant complete a one-lot replat reflecting the change in the front platted building line as approved by the Planning Commission. The applicant has not addressed staff’s concerns related to the construction over the existing drainage structure or the existing sewer line. An 18” sewer main is located on the property. The applicant is working with Little Rock Wastewater Utility to resolve this issue but as of this time, a resolution has not been reached. In addition, the applicant is working with Public Works staff to resolve concerns related to a 60-inch concrete storm water pipe that runs across the site and under Cantrell Road from Allsopp Park. Staff is not supportive of allowing new construction over the pipe. Staff is supportive of the redevelopment of the site but is not supportive of the development with these issues remaining outstanding. Staff feels the applicant should resolve concerns raised by the Wastewater Utility and Public Works prior to the Commission acting on the request. I. STAFF RECOMMENDATIONS: Staff recommends the applicant resolve the outstanding issues associated with the request prior to the Commission acting on the request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had agreed to take the existing storm drain as private. Staff stated in rebuilding the deck the developers will inspect the existing pipe and replace it if necessary under the deck. Staff stated the same was true of the existing wastewater line located beneath the building. 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 to allow an increased building height of the proposed parking deck and the variance request to allow a reduced rear yard setback. Staff presented a recommendation of approval of the variance request to allow a reduced platted building line along Old Cantrell Road. Staff presented a recommendation the applicant provide a one-lot replat reflecting the change in the front platted building line as approved by the Planning Commission. Ms. Mary Evans addressed the Commission with questions. She stated her home was located behind the tower. She stated there were four homes directly affected by the May 24, 2007 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1561 6 proposed construction. She questioned the time frame for completion of the construction. She also questioned what measures would be taken to protect the adjoining homes with regard to asbestos abatement and noise levels. Mr. Dates stated the construction of the parking deck was a 12 to 18 month process. He stated the construction within the residential tower was taking place with persons living in the tower so he would assume the noise levels and work hours would be such as to not disturb the residents of the tower as well as the adjoining neighbors. He stated all City, State and Federal laws would be adhered to with regard to asbestos abatement. Ms. Evans stated the existing fence located around the pool area was located 15-feet on her property. She stated the fence was also in disrepair. She questioned if the fence would be repaired and relocated off her property. Deputy City Attorney Cindy Dawson questioned the length of time the fence had been located on her property. Ms. Evans stated she was not sure. Ms. Dawson questioned more than seven (7) years. Ms. Evans stated it had been more than seven (7) years. Ms. Dawson stated this could be a problem. Mr. Daters stated this was not a question that could be addressed at the present public hearing. He requested a two-week deferral to the June 7, 2007, public hearing to allow his firm to verify the encroachment and to seek remedies for resolution. There was no further discussion of the item. The chair entertained a motion for a deferral of the item to the June 7, 2007, public hearing. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 1 FILE NO.: S-45-A-69 NAME: Otter Creek Plaza Revised Preliminary Plat LOCATION: Located on the Northeast corner of Otter Creek Road and Stagecoach Road DEVELOPER: Highway 5 Otter Creek Investments LLC C/o White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 7.2 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage (Section 31-231). BACKGROUND: The Commission approved a preliminary plat on August 7, 2003, to allow the subdivision of this C-3 zoned, 7.2-acre tract into five non-residential lots. The plat consisted of five lots ranging in size from 0.87 acres to 2.15 acres. The plat allowed shared driveways and access to limit the number of curb cuts onto the two arterials. Stagecoach Road was constructed to Master Street Plan standard. Otter Creek Road would be widened to one-half of a 59-foot street with sidewalks as a part of the proposed plat. The applicant proposed the lots to be final platted as development for each lot became imminent. The sidewalks were to be constructed when the adjacent lot developed. On March 11, 2004, the Little Rock Planning Commission approved a preliminary plat to reduce the number of approved lots to four (4) lots. The plat indicated three of the lots with public street frontage from Stagecoach Road or Otter Creek Road but the third lot (proposed May 24, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-69 2 Lot 3) was served by a private access and utility easement. The proposed lots ranged in size from 1.594 acres to 2.076 acres. The applicant indicated shared drives for lots abutting the street to limit the number of curb cuts. The improvements to Otter Creek Road have been constructed to Master Street Plan standard. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved preliminary plat to allow the creation of five (5) lots. A variance is being requested to allow the creation of a lot without public street frontage for proposed Lot 4. The lots range in size from 1.02 acres to 1.54 acres. The lots will be served by a 40-foot common access easement to limit the number of driveway cuts along the abutting roadways. B. EXISTING CONDITIONS: A bank and carwash have been constructed on Lots 1 and 3 with the remainder of the site being undeveloped and tree covered. The area is predominately non-residential in nature with a large shopping center containing a grocery store and several neighborhood commercial type uses and a drive-in restaurant located on an out parcel to the northwest and west. There is a large vacant C-2 zoned site located to the southwest of the drive-in restaurant. The area to the south, across Otter Creek Parkway is zoned C-3 and being used as an office use and contractors storage yard. Stagecoach Road is a five lane road narrowing to two lanes at the intersection of Otter Creek Road and Stagecoach Road southward to the County Line. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site along with the Otter Creek Homeowners Association and Southwest United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Stagecoach Road including 5-foot sidewalk with the planned development. 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Drainage easements should be maintained in the right-of-way to convey storm May 24, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-69 3 water from adjacent property. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 9. Provide turn around access for internal streets. 10. Provide a finish floor elevation one foot higher than the base flood elevation for Lot 4, which lies within the regulatory floodplain. 11. The remaining common driveway should be constructed to the same standard as the exist driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for Lots 4 and 5. Contact Little Rock Wastewater Utility at 688-1414 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off a private fire system. A water main extension and additional fire hydrant(s) will be required in order to provide service to a portion of 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. May 24, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-69 4 CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed preliminary plat indicating there were additional items necessary to complete the review process. Staff stated Lots 1 and 3 were developed. Commissioner Yates questioned where the new lot area was coming from. Staff stated a staff level revised preliminary plat was done to include the northern boundary as a single lot and allow the three southern lots. Public Works comments were addressed. Staff stated the remaining common drives should be constructed to the same standard as the existing driveway. Staff also noted permits would be required from the various State and City agencies prior to construction. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 preliminary plat to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided the location of the proposed driveways and indicated all drives will be constructed to the same standard as the existing drive. The plat also indicates the service easement will function as a focus devise to direct traffic to parking or loading areas and not allow parking or backing of vehicles into the service drives. The plat indicates a variance from the Subdivision Ordinance, Section 31-231, to allow the creation of a lot without public street frontage. The lot is proposed to be served by a 40 foot common access and utility easement. The plat indicates the lots will not take direct access to Stagecoach or Otter Creek Roads but will share access from the common easement. The lots are proposed to range in size from 1.02 acres to 1.54 acres. The lots are zoned C-3, General Commercial District which typically requires a minimum lot size of 14,000 square feet and a minimum lot width of 100-feet. The lots as indicated are more than adequate to meet these typical minimum requirements for the lot area and the lot width. May 24, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-69 5 Staff is supportive of the applicant’s request. The request includes the creation of five commercial lots from this 7.2 acre site with an average lot size of 1.44 acres. The proposal includes a variance from the Subdivision Ordinance but in staff’s opinion the requested variance will not have a significant impact on the development or the area. The applicant has indicated the creation of five lots serviced by a 40-foot access and utility easement and limiting the number of curb-cuts along the two arterial roadways. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the plat as proposed should have minimal impact on the development pattern or the area. I. STAFF RECOMMENDATIONS: 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 31-231 to allow the creation of a lot without public street frontage. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 31-231 to allow the creation of a lot without public street frontage. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 2 FILE NO.: S-521-Q NAME: Oxford Valley Addition Phase 8 Preliminary Plat LOCATION: Located on Oxford Valley, Claybrook and Churchhill Drives DEVELOPER: The Woodcrest Company, LLP 4801 North Hills Boulevard North Little Rock, AR 72216 ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72216 AREA: 10.89 acres NUMBER OF LOTS: 29 FT. NEW STREET: 2,332 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for the development of 152 single-family lots in August of 1973. The property was to be developed as single-family with conventional design of streets and utility systems. The developer began development of the subdivision, installed the required infrastructure, including portions of the required streets, and final platted several of the proposed lots. On December 13, 1983, the Planning Commission approved a revision to the previously approved preliminary plat. The applicant requested a revision to eliminate the street connecting the subdivision to the adjacent mobile home park. The street was not dedicated since the final plat had not been signed. After closure of the street, the resulting area was to be used to create an additional lot. On February 20, 1987, a final plat for nineteen lots was executed. On March 3, 1987, Oxford Valley Drive was dedicated as a public street. May 24, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-Q 2 The applicant later requested a vacation of the plat. The Board of Directors at their December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation. On June 3, 2004, the Little Rock Planning Commission approved the request for a preliminary plat to reestablish 13 lots contained within 3.153 acres along Oxford Valley Drive and Legion Hut Road. The development had in place the curb and gutter along Oxford Valley Drive as well as water and sewer service. The applicant indicated an average lot size of 64 feet by 119 feet or 8,806 square feet. No waivers or variances were sought as a part of the platting action. On July 7, 2005, the Little Rock Planning Commission approved a request for the subdivision of 7.898 acres into 26 single-family lots resulting in a density of 3.67 units per acre. The applicant indicated the average lot size is seventy-four feet by one hundred nineteen feet or 8,806 square feet. On September 14, 2006, the Little Rock Planning Commission approved a preliminary plat for Phase 7 of the Oxford Valley Subdivision. The approval revised the previously approved preliminary plat to allow the creation of 45 additional single-family lots. The development area was located in two areas, one area containing 9.2 acres and the second 3.8 acres. The average lot size proposed was 7,250 square feet and 1,892 linear feet of new street was proposed. The proposed plat indicated a 30-foot building line adjacent to Legion Hut Road (a collector street classification) and a 25-foot building line was proposed along Courtfield and Barclay Drives (residential street classifications). A. PROPOSAL/REQUEST: The applicant is now seeking preliminary plat approval of Phase 8 of the Oxford Valley Subdivision. The area contains 10.89 acres and the developer is proposing the creation of 29 single-family residential lots. The average lot size proposed is 7,250 square feet and 2,332 linear feet of new public street is proposed. The proposed plat indicates a 30-foot building line adjacent to Legion Hut Road (a collector street classification) and a 25-foot building line along the remaining residential classified streets. No variances are requested. B. EXISTING CONDITIONS: The site involves a portion of a previously platted subdivision of approximately 176 single-family lots. The street system and other improvements are in place in several locations and were constructed to residential street standard. New homes are currently under construction in the previously approved phases. There is an existing large mobile home park located to the north of the site accessed from Legion Hut Road and a second mobile home park to the May 24, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-Q 3 southeast fronting Chicot Road. There are large areas of vacant land north and south of the site. Single-family homes are located to the northwest of the site in the Shiloh Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All abutting property owners, Southwest Little Rock United for Progress, Oxford Valley Homeowners Association, Shilo Property Owners Association and Legion Hut Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to these streets including 5-foot sidewalks with the planned development. Sidewalks should be installed on Legion Hut Road, Oxford Valley Drive, and Claybrook Drive. 2. Sidewalks are required to be installed on Legion Hut Road, Claybrook, and Oxford Valley. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. May 24, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-Q 4 9. Traffic calming devices are required for long straight streets to discourage speeding particularly Claybrook Drive. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 10. Install barricade signs at the ends of streets proposed to be extended in future phases. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and additional fire hydrant(s) will be required in order to provide service to a portion of 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Ed McClain was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff stated Legion Hut was indicated May 24, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-Q 5 on the Master Street Plan as a collector street classification which typically required the placement of a 30-foot building line. Staff suggested Mr. McClain indicate the building line as typically required or seek a variance. Staff also stated a barricade would be required at the end of the stub streets to indicate future construction of the roadways per Section 31-202(d) of the Subdivision Ordinance. Public Works comments were addressed. Staff stated street improvements would be required including curb, gutter and sidewalk on the indicated streets. Staff also stated a grading permit would be required prior to any construction on the site. Staff stated the Storm Water Detention ordinance did apply to development of the site. Staff also stated traffic calming devices were encouraged along straight streets to discourage speeding. Staff noted final platting would not occur until streetlights had been installed. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 preliminary plat to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has indicated a 30-foot front building line for the lots abutting Legion Hut Road. The applicant has also indicated a barricade will be constructed per Section 31-202(d) of the Subdivision Ordinance to inform future homeowners and users of the street of the future extension of the roadway. The applicant is seeking approval of a preliminary plat to allow the creation of 29 single-family residential lots from this 10.89 acre site at a density of 1.66 units per acre. The area was originally platted in 1973 for 152 residential lots and was later vacated. Beginning in 2004 three proposed plats have been filed allowing the reinstatement of 84 of the previously approved lots and with this additional request the total number is increased to 113 lots available for new home construction. Staff is supportive of the applicant’s request. The request is to allow preliminary plat approval for the creation of 29 residential lots which fully comply with the typical minimum requirements of the Subdivision Ordinance and an overall density of 1.66 units per acre, far less than densities typically allowed per Single- family development. To staff’s knowledge, there are no outstanding issues associated with the request. Staff feels the creation of the lots as indicated should have minimal impact on the development and the adjoining area. May 24, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-Q 6 I. STAFF RECOMMENDATIONS: 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: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 3 FILE NO.: S-867-SSSSSS NAME: Chenal Valley Tracts 4 and 76 Preliminary Plat LOCATION: Located North of Rahling Road, West of Chenal Parkway DEVELOPER: Deltic Timber Corporation 7 Chenal Club Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 13.73 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District and C-3, General Commercial District PLANNING DISTRICT: 19 – Chenal Planning District CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The site contains 13.73 acres and is presently zoned C-3, General Commercial District (11.79 acres) and O-3, General Office District (1.94 acres). The lots abut Rahling Road, a newly developing arterial roadway extending from Chenal Parkway southeast to Kanis Road. The plat is proposed with shared drives to minimize the number of access points on Rahling Road. A 60-foot common access and utility easement is located along the rear of the proposed lots and along the common lot lines of Lots 4B and 4C and 4D and 4E. The commercially zoned lots range in size from 1.98 acres to 2.79 acres. The office zoned lot contains 1.94 acres. The phasing of the lots is proposed based on market demand. May 24, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-SSSSSS 2 B. EXISTING CONDITIONS: The site is wooded and lies just west of a site recently cleared for construction of the Bank of the Ozarks. Rahling Road adjacent to the site is under construction complete with curb and gutter. South of the site is an area also cleared to allow construction of a shopping center, the Promenade at Chenal. A wooded tract is located north of the proposed plat area and is indicated on the Chenal Valley Master Plan for development with single-family homes. Further north are single- family homes situated around the Chenal Valley Golf Course. Rock Creek is located adjacent to the western boundary of Tract 76, the O-3 zoned parcel. Portions of Tract 76 are indicated in the 100 year floodplain. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Aberdeen Property Owners Association, the Bayonne Place Property Owners Association, the Coalition of West Little Rock Neighborhoods, the Margeaux Place Property Owners Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Private access is proposed for these lots. In accordance with Section 31- 207, private streets must be designed to the same standards as public streets. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. May 24, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-SSSSSS 3 7. Section 31-403 of the Little Rock code requires streetlights. 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. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 9. The proposed plan shows more median cuts on Rahling Road than the approved plan. Additional median cuts must be approved. Contact Bill Henry, Traffic Engineering at 379-1816. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 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. A Capital Investment Charge based on the size of metered connection(s) will apply to this project in addition to normal charges. On site fire protection and additional fire hydrants will be required. 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: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. May 24, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-SSSSSS 4 G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Tim Daters was present representing the request. Staff presented the item stating there were few remaining outstanding issues associated with the request. Staff requested the proposed plat indicated the proposed driveway locations, the names of owners of abutting property and the source of title of the landowner in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated the proposed plat indicated a median cut on Rahling Road which was not previously approved by Traffic Engineering. Staff suggested the applicant contact staff to determine if additional median cuts would be allowed. Staff stated the indicated private street should be constructed to public street standard per Section 31-207. Staff stated a grading permit would be required prior to the start of construction. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 plat to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided the source of title of the landowner in the general notes section of the site plan and indicated the names of abutting property owners. The applicant has met with Traffic Engineering and the indicated median cut is acceptable as proposed. The site contains 13.73 acres and 11.79 acres are presently zoned C-3, General Commercial District and 1.94 acres are presently zoned O-3, General Office District. A 60-foot private street common access and utility easement is located along the rear of the proposed lots and along the common lot lines of Lots 4B and 4C and 4D and 4E to limit the number of curb-cuts on the abutting street. The applicant has indicated the private street will be constructed to public street standard per Section 31-207 of the Subdivision Ordinance. The commercially zoned lots range in size from 1.98 acres to 2.79 acres. The office zoned lot contains 1.94 acres. The lots as indicated are more than adequate to meet the typical minimum lot size requirement per the existing zoning. The phasing of the lots is proposed based on market demand. Staff is supportive of the preliminary plat as proposed. The applicant is seeking approval to allow the creation of six (6) non-residential lots currently zoned C-3, General Commercial District and O-3, General Office District. The plat indicates the placement of shared drives and common access easements constructed to public street standard to serve the subdivision. To staff’s knowledge there are no May 24, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-SSSSSS 5 outstanding issues associated with the request. Staff feels the plat as proposed should have minimal impact on the abutting properties or the area. I. STAFF RECOMMENDATIONS: 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: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 4 FILE NO.: S-867-TTTTTT NAME: Chenal Valley Phase 34 Preliminary Plat LOCATION: Located on Chenal Valley Drive and Gordon Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 39.21 acres NUMBER OF LOTS: 32 FT. NEW STREET: 2,670 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 – Chenal Planning District CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow an increased length of a cul-de-sac street, 2,670 linear feet, (Section 31-2). 2. A variance to allow a reduced front building line 15-feet for Lots 26 and 27 (Section 31-256). The applicant submitted a request on May 9, 2007, requesting a deferral of this item to the July 5, 2007, Public Hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 9, 2007, requesting a deferral of the item to the July 5, 2007, public hearing. Staff stated they were supportive of the deferral request. May 24, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-867-TTTTTT 2 There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 5 FILE NO.: S-1424-C NAME: Sienna Lake Subdivision Phase II, Block 3 Revised Preliminary Plat LOCATION: Located North of Crystal Valley Road, and Southwest of David O Dodd Road DEVELOPER: Cooper Land Development 903 North 47th Street Rogers, AR 72756 ENGINEER: Crafton, Tull and Associates, Inc. 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 42.516 Acres NUMBER OF LOTS: 69 FT. NEW STREET: 4,440 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On April 22, 2004, the Little Rock Planning Commission approved a preliminary plat for the first phase of a multiple phase single-family development for Cooper Development. The proposed preliminary plat included 40.48 acres to be developed with 78 single- family lots. The developers indicated at total build-out, the development would contain 363 acres and 605 single-family lots and the Commission would review each of the future phases as development became imminent. The development plan included a fifteen-year build-out. The applicant has indicated areas will be set aside as common areas and designated as green space. The applicant would provide a series of trails constructed through out the neighborhood to provide connectivity to future proposed recreational areas. May 24, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1424-C 2 The approval included the first phase to be constructed with an average lot size of 82-feet by 130-feet or 10,660 square feet. A future phase of the development would include estates lots and lake lots averaging 90-feet by 130-feet and 100-feet by 130-feet. The applicant indicated a portion of the future phases to potentially include the development of patio homes. On December 7, 2006, the Little Rock Planning Commission approved Phase II of the proposed subdivision. The area included Blocks 2 and 3 with a total of 93 lots. The total area of Block 2 was 11.917 acres and 24 lots. Four areas were identified as common open space for a total of 1.010 acres or 8.475 percent of the total property area. Block 3 was proposed with a total land area of 42.516 acres and 69 lots. The area of common open space proposed for Block 3 was 13.585 percent or 5.776 acres. The lots were indicated with the typically front yard setback or 25-feet along residential streets and 30-feet along the proposed collector streets. A variance was approved to allow the construction of West Lake Lane with a 50-foot right of way and 31-feet of pavement. A traffic-calming median was proposed along Cheshire Drive between the intersections of Avondale Lane and Keswick Place. A. PROPOSAL/REQUEST: The current request is to allow a revision to the previously approved preliminary plat for Sienna Lake Subdivision, Phase II, Block 3. The original approval indicated building lines per the typical minimum ordinance standards. The developers are now requesting the utilization of Hillside Development Standards per Division 8 of the Subdivision Ordinance. Lots 1 – 4, 12 – 18 and 25 - 27 have been indicated as hillside lots with slopes 18 percent or greater and an average slope of 20 percent. There are no other modifications proposed to the previously approved plat. B. EXISTING CONDITIONS: The first phase of construction has recently been completed with the installation of water, sewer and streets. A few new homes are under construction along Trafalgar Cove and Marchwood Cove. The area proposed for preliminary platting is predominantly an undeveloped forestland of hardwoods. An existing 16-acre lake is constructed on the northern end of the property. A Conditional Use Permit application was recently filed for the Subdivision Clubhouse facility located near the lake area. The property contains a series of ridges with either steep or rolling side slopes. Drainage flows occur towards the south and east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners and the Crystal Valley Property Owners May 24, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1424-C 3 Association, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2. Provide grades on streets and intersections. 3. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections of Derby Way and Avondale Lane and Newquay Lane and Avondale Lane comply with 2004 AASHTO Green Book standards. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 6. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Street name Keswick Place is not allowed. The City currently has a street named Keswick Cove. Contact David Hathcock at 371-4808 for additional assistance. 9. Street name Derby Way is not allowed. The City currently has a street named Derby Lane. Contact David Hathcock at 371-4808 for additional assistance. 10. Check Pulaski County flood plain maps to determine if any of the proposed development lies within the flood zone area. If any lots lie within the regulatory floodplain then provide finish floor elevations on the plans. 11. The curvature of Avondale Lane must meet Master Street Plan standards. It is difficult to determine by the scale of the map. 12. Provide street widths and sidewalks on site plan. 13. Provide 20-foot radial right-of-way dedication at intersections. May 24, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1424-C 4 14. Tee type turnarounds shall be 80 feet in length and the same width as the street it adjoins. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 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. A water main extension and additional fire hydrants will be required in order to provide service 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Frank Riggins was present representing the request. Staff presented an overview of the proposed request stating the applicant was seeking a revision to the previously approved preliminary plat to utilize Division 8 of the Subdivision Ordinance or the Hillside Development standards. Staff stated the plat indicated a number of lots in excess of 18 percent slope and lot area in excess of 10,000 square feet as typically required to utilize the hillside development standards. Staff noted Lots 44 – 52 were indicated in the general note section May 24, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1424-C 5 with a 15-foot building line but on the plat a 30-foot line was indicated. Staff questioned if a reduced building line was being requested on these lots as well. Mr. Riggins stated he did not feel this was the case and would make the correction in the general notes section of the site plan. Public Works comments were addressed. Staff stated the indicated comments were included in the original preliminary plat approval request. Staff noted a few of the indicated street names were not acceptable and the applicant should contact City staff for assistance on street naming. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 preliminary plat to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has removed Lots 44 – 52 from the variance request in the general notes section of the plat. The request is to allow a revision to the previously approved preliminary plat for Sienna Lake Subdivision, Phase II, Block 3. The original approved indicated building lines per the typical minimum ordinance standard. The developer is now requesting the utilization of Hillside Development Standards per Division 8 of the Subdivision Ordinance. Lots 1 – 4, 12 – 18 and 25 - 27 have been indicated as hillside lots with slopes in excess of 18 percent and an average slope of 20 percent. The lot sizes proposed comply with the typical minimum lot size requirement for Hillside Development standards. Staff is supportive of the request. Per the ordinance, the hillside division is designed to ensure proper integration of physical improvements in rugged topographical areas and is supplemental to other provisions in the chapter. The division applies to average slopes of eighteen percent or greater. Special subdivision development standards for vehicular access easements, lot dimensions front and side yard setbacks, and cuts and fills are allowed for consideration. At least eighty percent of the lots of the sloped portions of the affected subdivision shall conform to the minimum required lot size. The average size of all lots of the hillside area shall conform to the minimum lot requirement. The plat as proposed complies with the typical minimum requirements for hillside development standards. Staff is supportive of the applicant’s request to revise the previously approved preliminary plat to allow the utilization of hillside development standards on the selected lots. There are no other modifications proposed to the previously approved plat. To staff’s knowledge there are no remaining outstanding issues associated with the request. Staff feels if the plat is developed as proposed the development should have minimal impact on the subdivision or the area. May 24, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1424-C 6 I. STAFF RECOMMENDATIONS: 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: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 6 FILE NO.: S-1564 NAME: Edswood Addition Preliminary Plat and Final Plat LOCATION: Located on Edswood Drive, just South of Kanis Road DEVELOPER: Calvin Hagan 5 Mallard Point Cove Little Rock, AR 72223 ENGINEER: Thomas Engineering 3810 North Lookout Road North Little Rock, AR 72116 AREA: 5.176 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: 1. A waiver of the Master Street Plan required street improvements along Edswood Road and Mallard Point Cove. 2. A waiver of the Subdivision requirements regarding building lines. 3. A waiver of the Master Street Plan requirements for right of way dedication for Edswood Road and Mallard Point Cove. A. PROPOSAL/REQUEST: The applicant is seeking preliminary plat approval for the creation of three residential lots from this existing five acre tract. The site is located outside the City limits of Little Rock but within the Extraterritorial Planning Jurisdiction of the City of Little Rock. Two lots are proposed to be served by Mallard Point Cove and one lot from Edswood Road. Mallard Point Cove is an existing paved drive in an access and utility easement that connects to Edswood Road, an existing public right of way. Part of the easement is twenty feet wide and part is fifty feet wide as indicated on the proposed plat. The existing residences located on May 24, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1564 2 proposed Lot A and proposed Lot C will have access by way of Mallard Point Cove. Proposed Lot B will have access to Edswood Road. The lots will be served by individual septic systems. The existing residence has a functioning septic system. Soil percolation test reports and system permits have been provided. The lots will be served by Central Arkansas Water. A waiver of the typical Subdivision Ordinance and Master Street Plan requirements is being requested including the street construction and right of way dedication along Edswood Road and Mallard Point Cove. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. The site contains a single-family home located along the southern portion of the site adjacent to Mallard Cove. Mallard Cove is a narrow unimproved road extending from Edswood Road serving this home and what appears to be two additional homes to the south. Chenal West Estates Subdivision is located to the east of the site; a subdivision containing lots in excess of five (5) acres. The property to the west is zoned AF, Agricultural and Forestry and contains single-family homes on large lots. Edswood Road is indicated on the Master Street Plan as a principal arterial. The road has not been constructed to Master Street Plan standard. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Coalition of West Little Rock Neighborhoods and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Edswood Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Mallard Point Cove on the east side of the property is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the turn of Mallard Point Cove. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. Edswood Road and the east part of Mallard Point Cove should be constructed to a principal May 24, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1564 3 arterial standard with back of curb located 33 feet from centerline and a 5-foot sidewalk located at the property line. 5. Mallard Point Cove on the south side is classified on the Master Street Plan as a residential street. A dedication of 25-feet for centerline will be required. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to residential standard to the street including a 5-foot sidewalk with the planned development. The back of curb will be located 13 feet from the centerline and the sidewalk at the property line. At least 20 feet of asphalt pavement must be provided. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide a perk test for the proposed lots to ensure compliance with Arkansas Department of Health requirements. 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. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact Central Arkansas Water regarding the size and location of water meters. Approval of the City of Little Rock is required prior to the availability of service from Central Arkansas Water. Fire Department: The site is located outside the City limits. Fire protection will be provided by an area volunteer fire department. Provide a letter from the area fire department indicating their knowledge of the proposed development and their ability to serve the proposed new lots. May 24, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1564 4 County Planning: 1. Provide the date of the survey. 2. Provide the natural features on the proposed preliminary plat. 3. Provide the source of title of the landowner. 4. Provide the certification of owner on the proposed preliminary plat. 5. Provide the provisions for sewage disposal. 6. Provide a copy of the Bill of Assurance for the proposed subdivision. 7. Provide dedication/centerline information for Edswood Road. 8. Provide additional dedication for Edswood Road to meet ½ SE of a 50-foot right of way. 9. ADEQ clearing permit will be required prior to construction. 10. Provide building lines of 25-foot rear, 8-foot on the south and 25-foot on the north. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Ed McClain was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff stated the applicant had furnished documentation from the Arkansas Department of Health indicating the lots were adequate to house an individual septic system. Staff stated the plat was located outside the City limits but within the City’s planning jurisdiction. Staff stated the applicant was proposing the creation of three lots from this five acre tract which would trigger the Master Street Plan ordinance and the Subdivision Ordinance. Staff stated Edswood Road and Mallard Point Cove on the east side were classified on the Master Street Plan as a principal arterial which would require a dedication of right of way 55-feet from centerline. Staff stated Mallard Point Cove on the south side would require a right of way dedication of 25-feet from centerline. Staff stated street improvements to all the abutting roadways would be required including curb, gutter and sidewalk. May 24, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1564 5 Public Works comments were addressed. Staff stated final platting could not be accomplished unless streetlights were installed. Staff also stated the storm water detention ordinance would apply to future development of the site and requested the applicant indicate the location for the proposed storm water detention storage. Pulaski County Planning comments were addressed. Staff stated there were additional items to be included on the plat including building lines, natural features, the date of the survey and certification of owner on the proposed preliminary plat. Staff also stated an ADEQ clearing permit would be required prior to the start of construction. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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’s response to Subdivision Committee comments indicated the desire to move forward with the proposed plat seeking waivers and variances from all Subdivision Ordinance and Master Street Plan requirements. The applicant is seeking preliminary plat approval for the creation of three residential lots from this existing five acre tract. The site is located outside the City limits of Little Rock but within the Extraterritorial Planning Jurisdiction of the City of Little Rock. Two lots are proposed to be served by Mallard Point Cove and one lot from Edswood Road. Mallard Point Cove is an existing paved drive in an access and utility easement. Edswood Road is a public County road. A portion of the easement is twenty feet wide and part is fifty feet wide. Per the Master Street Plan Mallard Point Cove on the south side would require a dedication of right of way 25-feet from centerline and street construction with a minimum paving width of 20-feet to serve the proposed lots. Edswood Road and Mallard Point Cove on the east side are classified on the Master Street Plan as a principal arterial and typically requires a dedication of right of way 55-feet from centerline and the addition of paving equal to 33-feet from centerline of the existing roadway and the construction of curb, gutter and a five foot sidewalk along the frontage of Edswood Road. The Subdivision Ordinance typically requires the placement of a 25-foot platted building line adjacent to a residentially classified street and a 35-foot platted building line adjacent to an arterial street classification. The proposed plat indicates a 25-foot building line on each of the abutting roadways. May 24, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1564 6 The lots will be served by individual septic systems. The existing residence has a functioning septic system. Soil percolation test reports and system permits have been provided. Central Arkansas Water will provide water service to the lots. Although the lots are indicated with adequate area and the applicant has provided a means of wastewater disposal which complies with these typical minimum standards of the Subdivision Ordinance, the plat as proposed is not adhering to all ordinance standards. The plat as proposed is requesting a waiver of the typical standards for street construction and right of way dedication. Staff feels it is important to address these typical minimum standards as well. Typically, as areas are final platted, street construction and at a minimum right of way dedication is secured for future street construction. In addition it is important to maintain typical setbacks established by the Subdivision Ordinance along arterial roadways. Staff feels the minimum requirements of the City’s ordinances with regard to subdivision and master street plan should be adhered to with the development of the lots. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant’s request. The Chair questioned the applicant as to if they desired a deferral. The applicant stated they did desire a deferral. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the July 5, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the July 7, 2007, public hearing docket. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 7 FILE NO.: S-1566 NAME: Alexie Addition Preliminary Plat LOCATION: Located between West 22nd and West 23rd Streets, West of Walker Street DEVELOPER: JBE Contractors Inc. 27 Glasgow Court Little Rock, AR 72211 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 2.23 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.03 VARIANCES/WAIVERS REQUESTED: 1. A waiver of the required storm water detention ordinance. 2. A waiver of the NPDES Storm Water Permit requirement. 3. A waiver of the sidewalk requirement. A. PROPOSAL/REQUEST: The applicant is seeking preliminary plat approval of this 2.23 acre site to allow the creation of eight (8) single-family residential lots. The lots are proposed with an average lot size of 73.25 feet by 136.74 feet or 10,016.21 square feet. Lots will front on West 22nd and West 23rd Street. The proposed plat indicates a dedication of right of way along West 22nd, West 23rd and Walker Streets per the Master Street Plan. The building line proposed is 25-feet which complies with the typical minimum ordinance requirements. May 24, 2007 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1566 2 The applicant is seeing a waiver of specific requirements of various ordinance standards. The applicant is seeking a waiver of the storm water detention ordinance requirement, a waiver of the NPDES Storm water permit requirement and a waiver of the requirement for the placement of sidewalks along the streets. B. EXISTING CONDITIONS: The site is wooded and relatively flat. There is a single-family home located to the west of the site on a similar sized parcel. West 22nd and West 23rd Streets have not been constructed to Master Street Plan standard adjacent to the site nor has Walker Street. New single-family construction is prevalent in the area with new homes being constructed on the southeast corner of West 23rd and Walker Street and east along West 23rd Street. Along Scotty Court and Singleton Court there are multi-family units in duplex and four-plex units. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The John Barrow Neighborhood Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 22nd, Walker and West 23rd Streets are classified on the Master Street Plan as residential streets. A dedication of right-of-way 25 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 22nd and Walker Streets and Walker and W 23rd Streets. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. May 24, 2007 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1566 3 7. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. 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. A water main extension will be required in order to provide service to a portion of this property. Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff stated the development as proposed would allow the creation of eight single-family lots from this existing un-platted tract. Staff stated with the development the required street improvements to West 22nd, West 23rd and Walker Streets would be required at the time of final platting. May 24, 2007 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1566 4 Staff questioned if the development would be phased or constructed in a single phase. The applicant stated the intent was to construct the improvements to West 23rd Street and after the homes were completed and sold begin the construction of West 22nd and Walker Streets. Staff stated they were supportive of the phased street construction as proposed. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 cover letter to staff indicating the phasing plan for the street construction. The applicant has indicated the streets will be constructed in two phases with West 23rd being constructed in the first phase and West 22nd and Walker Streets in the second phase. The applicant is seeking a waiver of the requirement for the placement of sidewalks along the abutting streets. The proposed plat indicates a dedication of right of way along West 22nd, West 23rd and Walker Streets per the Master Street Plan. The request also includes a waiver of the Storm water detention ordinance requirements and a waiver of the NPDES Storm water Permit requirement. The request includes preliminary plat approval of this 2.23 acre site to allow the creation of eight (8) single-family residential lots. The lots are proposed with an average lot size of 73.25 feet by 136.74 feet or 10,016.21 square feet. The lots are proposed to front on West 22nd and West 23rd Streets, similar to lot development standards in the area. The building line proposed is 25-feet, which complies with the typical minimum ordinance requirement for R-2 zoned property. Staff is supportive of the applicant’s request to allow the creation of eight single- family lots consistent with minimum requirements of the Subdivision Ordinance with regard to lot size, development criteria and minimum lot frontage. Staff is not supportive of the applicant’s request for a waiver of the sidewalk placement along the abutting streets. The request is to allow phasing of the required street construction. The developer has indicated street construction in two phases. Staff is supportive of the construction of the streets in phases but recommends the streets be constructed to Master Street Plan standard including curb, gutter and sidewalk. Staff is not supportive of the request for a waiver of the sidewalk construction. The request also includes a waiver of the storm water detention ordinance requirements and a waiver of the NPDES Storm water Permit requirement. Staff is not supportive of the waiver request for the storm water detention ordinance May 24, 2007 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1566 5 requirements or the NPDES Storm water permit requirement. Sites in excess of one acre are required to provide on-site storm water detention and to obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Staff feels the storm water detention ordinance should be adhered to, to lessen impacts on adjacent and downstream properties. Since the NPDES storm water permit is a State requirement, the City does not have the ability to waive this requirement. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were registered objectors present. Staff stated the applicant had amended the request to eliminate the request for a waiver of the storm water detention requirements and the waiver of the State NPDES permitting. Staff presented the item with a recommendation of denial of the requested sidewalk waiver. Staff stated they were supportive of the proposed preliminary plat just not the waiver request. The applicant addressed the Commission on the merits of his request. He stated he as constructing affordable homes for residents of the area with values between $129,000 and $130,000. He stated if he was required to construct the sidewalks this would increase the lot cost substantially thus increasing the housing cost. He provided the Commission with an estimated lot development cost including the construction of sidewalks. Commissioner Allen questioned the applicant as to the indicated cost. Commissioner Allen questioned the line item for miscellaneous cost. The applicant stated this was for the storm water detention cost of the development. The Commission questioned the indicated cost and stated they felt the cost indicated were excessive. Commissioner Allen suggested the applicant consider a deferral of the item to allow him additional time to provide additional detail as to how the costs were derived. Mr. Michael E. Vick addressed the Commission with questions and concerns. He stated the developers should be required to install all the required infrastructure when building a subdivision. He stated the area presently did not have natural gas and suggested the applicant be required to extend gas to the area. He stated he felt the street should be constructed including curb, gutter and sidewalk as typically required with all new development. The applicant requested the Commission grant a deferral to the July 5, 2007, public hearing. A motion was made to defer the item to the July 5, 2007, public hearing. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 8 FILE NO.: S-1567 NAME: Ponds Edge Subdivision Preliminary Plat LOCATION: Located East of Vimy Ridge Road approximately ¼ miles North of County Line Road DEVELOPER: NuAge Development P.O. Box 250 Sweet Home, AR 72164 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 8.76 acres NUMBER OF LOTS: 27 FT. NEW STREET: 980 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The proposal is to allow the subdivision of this 8.76 acre tract into 27 single- family residential lots. The lots are proposed with an average lot size of 7,475 square feet and a minimum lot width of 65-feet. The lots will be served by a new public street extending from Vimy Ridge Road 975-feet. Proposed Lot 18 will take access from an existing City street, Leprechaun Lane. B. EXISTING CONDITIONS: The site has a scattering of trees with a large pond located along the southern boundary of the property. There is a drainage way located along the western perimeter of the site, County Line Ditch, with additional land area located on the May 24, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1567 2 eastern side of the ditch. The area is predominately single-family with homes constructed in subdivisions to the northwest and southeast and homes constructed on large lots or tracts. South of the site at the intersection of County Line Road and Vimy Ridge Road is a commercial node with a convenience store with gas pumps and a retail store. Across County Line Road in Saline County is an elementary school. Vimy Ridge Road has not been constructed to Master Street Plan standard and is narrow roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Alexander Road Neighborhood Association, the Quail Run Neighborhood Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 2. Erosion controls must be installed to reduce discharge of polluted storm water. 3. Vimy Ridge 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. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Vimy Ridge Road including 5-foot sidewalks with the planned development. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 7. Easements are required for all storm water drainage areas and cannot be obstructed. Especially, an easement should be provided on the east drainage path sufficient in width to pass the 100-year storm. Provide finished floor elevations on Lots 16 to 19 that are one foot above the 100-year storm elevation. May 24, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1567 3 8. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to Pond's Edge Lane with the planned development. 9. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 10. 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). 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 13. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 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. Contact Central Arkansas Water regarding the procedure for installation of stub service lines prior to construction of the street. Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Easements will be required if water facilities encroach outside public rights-of-way. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. May 24, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1567 4 Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed preliminary plat stating there were a few outstanding issues associated with the proposed plat. Staff requested the applicant provide a floodplain statement in the general notes section of the proposed preliminary plat. Staff also stated a 35-foot building line was required along Vimy Ridge Road. Public Works comments were addressed. Staff stated the water flow through indicated Lot 18 could be significant. Mr. McGetrick stated a finished floor elevation would be provided on Lot 18 as well as Lots 17 and 19 to mitigate any potential impacts. Staff also questioned the sight distance at the intersection of Pond’s Edge Lane and Vimy Ridge Road. Mr. McGetrick stated he would check the vertical distance to the north. He stated the intersecting point was relatively flat. Staff noted traffic claming devices were encouraged but not required along Pond’s Edge Lane. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 drawing to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has indicated a minimum floor elevation on proposed Lots 17 – 19 and indicated the sight distance at the intersection of the two roadways complies with the minimum requirements of ASHTO. A 35-foot building line has been indicated along Vimy Ridge Road per the minimum requirements of the Subdivision Ordinance. May 24, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1567 5 The request is to subdivide this 8.76 acre tract into 27 single-family residential lots fully complying with the typical minimum requirements of the Subdivision Ordinance with regard to minimum lot area and minimum lot width. The lots are proposed with an average lot size of 7,475 square feet and a minimum lot width of 65-feet. The ordinance typically requires a minimum lot area of 7,000 square feet and a minimum lot width of 60-feet. A new public street extending from Vimy Ridge Road 975-feet terminating in a cul-de-sac will serve the lots. Proposed Lot 18 will take access from an existing City street, Leprechaun Lane. The applicant has indicated the new street as well as Vimy Ridge Road will be constructed to Master Street Plan standard including curb, gutter and sidewalk. Staff is supportive of the request. The applicant is seeking preliminary plat approval to allow the creation of a single-family plat with an overall density of 3.08 units per acre. The plat as proposed appears to fully comply with the typical minimum standards of the Subdivision Ordinance. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the development of the site with new homes should have minimal impact on the area. I. STAFF RECOMMENDATIONS: 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: (MAY 24, 2007) The applicant was present. There were registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant’s request. The Chair questioned the applicant as to if they desired a deferral. The applicant stated they did desire a deferral. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 9 FILE NO.: S-662-A NAME: J.A. Riggs Tractor Subdivision Site Plan Review LOCATION: Located at 9125 Interstate 30 DEVELOPER: JA Riggs Tractor Company 9125 Interstate 30 Little Rock, AR 72209 ENGINEER: McClelland Consulting Engineers, Inc. P.O. Box 34087 Little Rock, AR 72203 ARCHITECT: Combined Efforts Design PLLC 201 South 20th Street, Suite 16 Rogers, AR 72758 AREA: 26.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, C-3, C-4 and I-2 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Zoning Ordinance to allow a reduced street buffer. 2. A variance to allow an increased sign height and total sign area. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Nearly 50 years ago JA Riggs Tractor Company moved from Downtown Little Rock and built a modern new facility on a site fronting a two-lane highway outside the southwest edge of the City. As Little Rock grew this area was annexed into the City, the two-lane highway became Interstate 30, and more May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 2 recently road and street modifications through and around the site has shrunk its size from over 40 acres to 27 acres. It is now surrounded on all sides by roads, the majority of them one way. These developments, coupled with aging facilities, has led JA Riggs to develop a Master Plan for a phased redevelopment of the site to be implemented over the next 20 years. The goals of the redevelopment and changes proposed are: GOALS FOR REDEVELOPMENT PROPOSED CHANGES • Improve access to and from the site. • Relocate primary customer access point to University Avenue. • Reorient all “customer-facing” operations toward University Avenue. • Replace and reposition all onsite signage to direct traffic to new entrance. • Improve site security and safety. • Customer access to equipment yard limited to drop off and pickup only. All other traffic diverted around equipment yard. • All access to equipment yard will be via controlled access gates. • Employee access and parking separated from customer access, shipping and receiving, and equipment yards. • Improve building and site function and appearance. • Replace the majority of all existing buildings over the next 20 years. • Expand and improve landscaping, roads, parking and paving. • Use building to screen equipment service storage areas where possible. • Maintain and improve operations during the rebuilding process. • Phase development to allow buildings to be replaced with new, operations relocated, and the old ones demolished after that. • Relocate operations on-site to maintain or improve operational efficiencies. May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 3 Phase One of the plan primarily consists of a single story tilt-up concrete parts warehouse (52,350 square feet) with an attached two story office/retail sales space (23,800 square feet) to be built on the east side of the site now used for equipment display. A major relocation of site access and on-site circulation, paving, parking and utilities will also occur during this phase. No existing buildings will be removed during this phase. Phase Two consists of one small wash bay/truck dyno building (6,800 square feet) on the west side of the Phase One building. This would consist of a two- story office addition (29,500 square feet) and a single story equipment shop (23,550 square feet). At the end of this phase the existing main building that houses existing parts warehouse and equipment service shop will be demolished and replaced by employee and equipment service parking. It is anticipated that the building(s) will be built of a combination of tilt-up concrete, conventional steel framing, and pre-engineered metal building systems. Exterior appearance of all buildings will be color coordinated to conform to Caterpillar corporate identify requirements that consist of a light warm grey overall color with red, black, or yellow accents. This will be accomplished by using a combination of low maintenance materials consisting of pre-finished steel panels, exterior coating systems, brick or tile. The existing site consists of multiple tracts that were annexed into the City many years ago many have never been rezoned to a classification that conforms to the current or future anticipated use. Parallel to this site plan review process Riggs is requesting a rezoning of the site to I-2, Light Industrial District as a separate item on this agenda (Z-3738-A) The project as planned does not comply with the landscaped buffer ordinance. The ordinance would typically require the placement of a 38-foot landscape street buffer along the abutting roadways. The existing site conditions and the planned development make it difficult for Riggs to comply with the ordinance requirements. The request, a key part of Riggs Master Plan, is the first of two phases of the planned redevelopment. At minimum, Phase one will be implemented immediately upon approval. Phase Two may be built at the same time contingent on project costs. If not constructed immediately it is anticipated Phase Two will be completed within five years. The applicant is seeking a variance to allow an increased sign height and total sign area. The signage proposed is a pole sign 60-feet in height and 100 square feet in area. May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 4 B. EXISTING CONDITIONS: The site contains a number of buildings currently being used by JA Riggs in their equipment business. Along the southern boundary of the site is the Cloverdale Ditch with a wooded area located south of the ditch. The front parking area is paved and the service yard of the site is graveled. To the east of the site, across University Avenue, is the Cloverdale Subdivision. To the west of the site, across Chicot Road, are commercial uses including a gas station, hotel and strip retail center. North of the site is I-30. Chicot and South University Avenue were recently reconstructed. There is not a sidewalk located along Chicot Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Cloverdale Neighborhood Association, Southwest Little Rock United for Progress and all owners of property located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk should be completed along Chicot Road to the bridge. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 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. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 5 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. Erosion controls must be installed to reduce discharge of polluted storm water. 10. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. 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. Additional on site fire protection will be required. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 6 2. The zoning buffer ordinance requires an average forty-three (43’-0”) foot wide street buffer along the access road. Currently, this site plan is not meeting this minimum requirement. There should be no new development of any kind in this area. 3. The zoning buffer ordinance requires an average forty-four foot (44’-0”) wide street buffer along Chicot Road. Currently, this site plan is not meeting this minimum requirement. There should be no new development of any kind in this area. 4. The landscape ordinance requires a minimum thirty foot wide (30’-0”) landscape strip along Interstate 30. Currently, this site plan is not meeting this minimum requirement. A variance from this requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 5. The landscape ordinance requires a minimum nine foot wide landscape strip around the sites perimeter. A variance from this minimum requirement must be obtained by the City Beautiful Commission prior to the issuance of a building permit. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. 7. A small amount of building landscaping is also required. 8. Four foot can be taken off of the parking lot depth in 5 areas substantially increasing the amount of overall green space on the site as well as assisting in meeting the City’s minimum landscape requirements. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating the development was the first step in implementation of the newly developing Master Plan for J.A. Riggs. Staff stated the request included a variance to allow a reduced street buffer. Staff stated all on-site areas would be paved with the exception of the equipment May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 7 storage area. Staff stated the time frame for completion of the two phases proposed for development was two to five years. Public Works comments were addressed. Staff stated a 25-foot access easement should be indicated on the proposed site plan adjacent to the drainage structures. Staff also stated a sidewalk along Chicot Road was required to extend from the current terminus to the southern boundary of the property. Staff also stated a minimum finish floor elevation was required to be shown on the plat and grading plans. Landscape comments were addressed. Staff stated a nine foot minimum landscape strip was required around the perimeter of the site and a 30-foot minimum landscape strip was required along I-30. Staff stated variances from this minimum requirement would require approval from the City Beautiful Commission. Staff noted the indicated site plan did not include the typically required street buffers along University Avenue and Chicot Road. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The revised site plan indicates the reduced street buffer along the abutting roadways. The revised plan also indicates a 25-foot access easement along the floodway as required by Section 31-176 of the Little Rock Code of Ordinances. The applicant is seeking site plan approval for the implementation of a master plan for the company. The site plan indicates the plan will be constructed in two phases with the first phase beginning immediately upon approval and the second phase being completed within five years. The first phase consists of a single story parts warehouse (52,350 square feet) with an attached two story office/retail sales space (23,800 square feet) to be built on the east side of the site now used for equipment display. As a part of this phase access to the site and on-site circulation, paving, parking and utilities will occur. No existing buildings will be removed during this construction phase. The second phase consists of one small wash bay/truck dyno building (6,800 square feet) on the west side of the parts warehouse - office/retail sales building. This building is proposed with a two-story office addition (29,500 square feet) and a single story equipment shop (23,550 square feet). At the end of this phase the existing main building that houses parts warehouse and May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 8 equipment service shop will be demolished and replaced by employee and equipment service parking. The existing site consists of multiple tracts that were annexed into the City many years ago many have never been rezoned to a classification that conforms to the current or future anticipated use. As a separate item on this agenda (Z-3738-A) the applicant is requesting a rezoning of the site from various zoning classifications to I-2, Light Industrial District. As proposed the plan does not fully comply with the landscaped buffer ordinance. The landscape ordinance requires a minimum nine foot wide landscape strip around the site’s perimeter. The site plan does meet this typical minimum requirement. The zoning buffer ordinance typically requires a forty-three foot wide average street buffer along the access road, a forty-four foot wide average street buffer along Chicot Road and a thirty foot wide minimum landscape strip along Interstate 30. Currently, this site plan is not meeting these minimum requirements. The applicant will seek a variance from the City Beautiful Commission to allow the reduced landscape strip along Interstate 30. Staff is supportive of the variance request. The applicant is seeking a variance to allow an increased sign height and total sign area. The signage proposed is a pole sign 60-feet in height and 100 square feet in area. The ordinance typically allows a maximum sign height of 30-feet and a maximum sign area of 72-square feet. Staff is supportive of an increased sign area and height but staff recommends the applicant be limited to a single ground mounted sign along the Frontage Road (north perimeter) and the height of the sign be measured as allowed in Section 36-557(b) of the Zoning Ordinance. This section allows sign heights for all ground-mounted on-premise signs located on properties immediately adjacent to and contiguous to an expressway or freeway to be measured from the elevation of the centerline of the traffic lanes (excluding frontage roads) adjacent to subject property to the top of the sign structure. It shall be the responsibility of the sign owner to submit all necessary information when this approach is used. Staff is supportive of the proposed site plan review and the variances associated with the request. The request is a key part of Riggs Master Plan and is the first of two phases of the planned redevelopment. Staff does not feel the requested variance to allow a reduced landscape strip along the abutting roadways or the increased sign area and sign height will adversely impact the development or the area. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: 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. May 24, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-662-A 9 Staff recommends approval of the variance request to allow a reduced street buffer along the abutting roadways. Staff recommends approval of the variance request to allow an increased sign area and increased sign height along the northern perimeter of the site. Staff recommends the height be measured as allowed in Section 36-557(b) of the zoning ordinance. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant’s request. The Chair stated one of the Commissioners present would be recusing from the vote on this item which did not allow the required six votes to approve the request. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. A vote of 5 ayes, 0 noes, 4 absent, 1 recusal (Troy Laha) and 1 open position was registered. May 24, 2007 ITEM NO.: 10 FILE NO.: S-1501-C NAME: Dassault Falcon – Flight Line Hangar – Subdivision Site Plan Review LOCATION: Located at 3801 East 10th Street DEVELOPER: Dassault Falcon Jet 3801 East 10th Street Little Rock, AR 72202 ENGINEER: FTN Associates, Ltd. 3 Inwood Circle, Suite 220 Little Rock, AR 72211 ARCHITECT: Hurd Long Architects & Design Consultants 319 President Clinton Avenue, Suite 201 Little Rock, AR 72201 AREA: 2.3 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial PLANNING DISTRICT: 25 – Port Planning District CENSUS TRACT: 2 VARIANCES/WAIVERS REQUESTED: A five (5) year deferral of the Master Street Plan requirement for street construction to East 10th Street. A. PROPOSAL/REQUEST: The applicant is requesting a subdivision site plan review of a multiple building site for the proposed new Dassault Falcon Jet Flight Line Hangar to be located at the Dassault Falcon Jet Facility at 3801 East 10th Street. The building project is a new building at the DFJ Facility, that at present consists of 713,000 square feet of aircraft service hangars, aircraft painting hangars, interiors design offices, interiors fabrication and installation shops, cafeteria and administrative offices. May 24, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1501-C 2 The proposed project is a 20,000 square foot 2-bay hangar located on the west side of DFJ leased property, along the south side of East 10th Street and North side of Little Rock National Airport. The project will add additional aircraft production space for aircraft presently in production, along with space for a new line of larger Falcon Aircraft coming into production this year. The proposed project consists of 2 main elements: (1) 20,000 square foot 2-bay aircraft hangar for fueled aircraft with foam fire suppressing sprinkler system and 28-foot tall hangar doors (2) 2-hour firewall separation between existing hangar building and new hangar at wall of new hangar. The project construction consists of pre-engineered metal building construction to match the existing adjacent buildings, ground mounted mechanical systems, aircraft parking and access ramps on the west side of the building, water detention and drainage structures on south side of the building. The addition of the building as proposed should not generate the requirement for additional parking. Present DFJ has parking for 1,300 cars on the site located on the north side of the building. B. EXISTING CONDITIONS: The area proposed for the expansion is a lease parcel of the airport located adjacent to an airport runway. There are a number of aviation related businesses located in the area around the airport property. To the north of the site are a number of residential uses including single-family residences, multi-family housing and a church. The airport has purchased most of the area south of East 9th and east of Ventura Streets and the airport is negotiating with owners of the remaining homes for acquisition. These homes will be removed with the first phase of the airport’s expansion plan. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site and the East Little Rock Neighborhood Association were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 10th Street including 5-foot sidewalks with the planned development. Staff is supportive of a 5 year deferral based the future airport expansion. May 24, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1501-C 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. 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. Please submit plans for modification of the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for extension of the fire service to this facility. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer will be required. Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route # 12, the East 6th Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Any new parking areas must comply with the city’s minimum landscape and buffer ordinances. 3. It is both encouraged and recommended to plant some trees on the site for the overall upgrade in appearance for the Little Rock Airport G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating the Dassault Falcon Jet had two items on the current agenda. Staff stated one item was for a site plan review of a flight line hangar and the second was a site plan review of a paint and prep May 24, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1501-C 4 hangar. Staff stated there were few outstanding issues associated with the requests. Staff stated it was encouraged to plant trees around the perimeter of the site to upgrade the overall appearance for the Little Rock National Airport but no new landscaping was required with the proposed site development. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 remaining technical issues associated with the request remaining from the May 3, 2007, Subdivision Committee meeting. The applicant is seeking a subdivision site plan review of a multiple building development for the proposed new Dassault Falcon Jet Flight Line Hangar to be located at the Dassault Falcon Jet Facility at 3801 East 10th Street. The building project is a new building at the DFJ Facility, that at present consists of 713,000 square feet of aircraft service hangars, aircraft painting hangars, interiors design offices, interiors fabrication and installation shops, cafeteria and administrative offices. The proposed project is a 20,000 square foot 2-bay hangar located on the west side of DFJ leased property. The proposed project consists of two (2) main elements. First this the construction of a 20,000 square foot, 2-bay aircraft hangar for fueled aircraft with foam fire suppressing sprinkler system with 28-foot tall hangar doors and second a 2-hour firewall separation between existing hangar building and the new hangar wall. The buildings will be pre-engineered metal building construction to match the existing adjacent buildings, ground mounted mechanical systems, aircraft parking and access ramps on the west side of the building, water detention and drainage structures on south side of the building. The proposed request does not include any additional signage or parking. The existing signage should address signage needs for the development. The addition of the building as proposed will not generate the requirement for additional parking. Presently an employee parking area containing 1,300 parking spaces is located on the north side of the building. The applicant is seeking a five year deferral of the required street improvements to West 10th Street. According to the applicant, they will request abandonment of portions of West 10th Street in the near future. Staff is supportive of the request. With the acquisition of properties to the north of the site by the Little Rock Airport and the Airport’s Master Plan including this area of West 10th Street with aviation May 24, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1501-C 5 related activities staff does not feel the construction of the street at this time would serve any public purpose. Staff is supportive of the request. To staff’s knowledge there are no outstanding issues associated with the request. Staff does not feel the additional of the building as proposed should have a significant impact on the development or the area. I. STAFF RECOMMENDATIONS: 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 a five-year deferral of the required street improvements to East 10th Street. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of a five (5) year deferral of the required street improvements to East 10th Street. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 11 FILE NO.: S-1501-D NAME: Dassault Falcon – Paint and Prep. Hangar – Subdivision Site Plan Review LOCATION: Located at 3801 East 10th Street DEVELOPER: Dassault Falcon Jet 3801 East 10th Street Little Rock, AR 72202 ENGINEER: FTN Associates, Ltd. 3 Inwood Circle, Suite 220 Little Rock, AR 72211 ARCHITECT: Hurd Long Architects & Design Consultants 319 President Clinton Avenue, Suite 201 Little Rock, AR 72201 AREA: 70.49 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial PLANNING DISTRICT: 25 – Port Planning District CENSUS TRACT: 2 VARIANCES/WAIVERS REQUESTED: A five (5) year deferral of the Master Street Plan requirement for street construction to East 10th Street. A. PROPOSAL/REQUEST: The applicant is requesting a subdivision site plan review of a multiple building site for the proposed new Dassault Falcon Jet Paint and Prep Hangar to be located at the Dassault Falcon Jet Facility at 3801 East 10th Street. The building project is a new building at the DFJ Facility, that at present consists of 713,000 square feet of aircraft service hangars, aircraft painting hangars, interiors design May 24, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1501-D 2 offices, interiors fabrication and installation shops, cafeteria and administrative offices. The proposed project is a 66,000 square foot 3-bay paint and prep hangar located on the south side of DFJ leased property, along the south side of East 10th Street and the North side of Little Rock National Airport. The project will add additional aircraft production space for aircraft presently in production, along with space for a new line of larger Falcon Aircraft coming into production this year. The proposed project consists of 3 main elements: (1) 56,000 square foot 3-bay aircraft paint hangar and 1-bay prep hangar with water suppression sprinkler system and 28-foot tall hangar doors allowing for 4 aircraft (2) 1-hour firewall separation between work hangar areas and water fire sprinkler system (3) 10,000 square feet of office and work areas with water sprinkler system. The project construction consists of pre-engineered metal building construction to match the existing adjacent buildings, roof top mechanical systems, aircraft parking and access ramps on the north side of the building, water detention and drainage structures on the southeast side of the building. The addition of the building as proposed should not generate the requirement for additional parking. Present DFJ has parking for 1,300 cars on the site located on the north side of the building. B. EXISTING CONDITIONS: The area proposed for the construction is a lease area of the airport and is located along the general aviation runway. There are a number of aviation related businesses located in the area around the airport property. To the north of the site are a number of residential uses including single-family residences, multi-family housing and a church. The airport has purchased most of the area south of East 9th and east of Ventura and the airport is negotiating with owners of the remaining homes for acquisition. These homes will be removed with the first phase of the airport’s expansion plan. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site and the East Little Rock Neighborhood Association were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident. May 24, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1501-D 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 10th Street including 5-foot sidewalks with the planned development. Staff is supportive of a 5 year deferral based the future airport expansion. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. 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. Please submit plans for modification of the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for extension of the fire service to this facility. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer will be required. Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route # 12 – the East 6th Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Any new parking areas must comply with the city’s minimum landscape and buffer ordinances. May 24, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1501-D 4 3. It is both encouraged and recommended to plant some trees on the site for the overall upgrade in appearance for the Little Rock Airport G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating the Dassault Falcon Jet had two items on the current agenda. Staff stated one item was for a site plan review of a flight line hangar and the second was a site plan review of a paint and prep hangar. Staff stated there were few outstanding issues associated with the requests. Staff stated it was encouraged to plant trees around the perimeter of the site to upgrade the overall appearance for the Little Rock National Airport but no new landscaping was required with the proposed site development. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 remaining technical issues associated with the request remaining from the May 3, 2007, Subdivision Committee meeting. The applicant is seeking a subdivision site plan review of a multiple building development for the proposed new Dassault Falcon Paint and Prep Hangar. The building project is a new building at the DFJ Facility, that at present consists of 713,000 square feet of aircraft service hangars, aircraft painting hangars, interiors design offices, interiors fabrication and installation shops, cafeteria and administrative offices. The proposed project is a 66,000 square foot 3-bay paint and prep hangar located on the south side of DFJ leased property. The project will add additional aircraft production space for aircraft presently in production, along with space for a new line of larger Falcon Aircraft coming into production this year. The proposed project consists of three (3) main elements. The first is a 56,000 square foot 3-bay aircraft paint hangar and 1-bay prep hangar with a water suppression sprinkler system and 28-foot tall hangar doors allowing for 4 aircraft. The second is a 1-hour firewall separation between work hangar areas and a water fire sprinkler system and a 10,000 square foot of office and work areas with water sprinkler system. The project construction consists of pre-engineered metal building construction to match the existing adjacent buildings, roof top mechanical systems, aircraft parking and access ramps on the north side of the building, water detention and drainage structures on the southeast side of the building. May 24, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1501-D 5 The proposed request does not include any additional signage or parking. The existing signage should address signage needs for the development. The addition of the building as proposed will not generate the requirement for additional parking. Presently an employee parking area containing 1,300 parking spaces is located on the north side of the building. The applicant is seeking a five year deferral of the required street improvements to West 10th Street. According to the applicant, they will request abandonment of portions of West 10th Street in the near future. Staff is supportive of the request. With the acquisition of properties to the north of the site by the Little Rock Airport and the Airport’s Master Plan including this area of West 10th Street with aviation related activities staff does not feel the construction of the street at this time would serve any public purpose. Staff is supportive of the request. To staff’s knowledge there are no outstanding issues associated with the request. Staff does not feel the additional of the building as proposed should have a significant impact on the development or the area. I. STAFF RECOMMENDATIONS: 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 a five-year deferral of the required street improvements to East 10th Street. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of a five (5) year deferral of the required street improvements to East 10th Street. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 12 FILE NO.: Z-3371-S NAME: The Village at Brodie Creek Zoning Site Plan Review LOCATION: Located on the Northwest corner of Colonel Glenn Road and I-430 DEVELOPER: CGBRD 1 LLC 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72224 AREA: 81.6 acres NUMBER OF LOTS: 12 FT. NEW STREET: 300 CURRENT ZONING: C-2 – Shopping Center District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow all site work to be completed in Phase I. 2. A variance to allow a reduced front building setback. 3. A variance to allow increased slope. 4. A variance to allow additional signage and to allow off premise signage. 5. A variance to allow lots without public street frontage. 6. A variance to allow a reduced buffer requirement along the north property line. The applicant submitted a request dated May 10, 2007, requesting a deferral of this item to the July 5, 2007, public hearing. Staff is supportive of the deferral request. The deferral will allow staff and the applicant additional time to resolve a number of staff concerns related to the proposed request. May 24, 2007 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-3371-S 2 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 10, 2007, requesting a deferral of the item to the July 5, 2007, 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 placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 13 FILE NO.: LU07-11-01 Name: Land Use Plan Amendment - I-430 Planning District Location: The west side of John Barrow, south of Tanya Drive Request: Low Density Residential to Single Family and Neighborhood Commercial Source: Wes Lowder, The Mehlburger Firm, PLLC PROPOSAL / REQUEST: A Land Use Plan amendment in the I-430 Planning District from Low Density Residential to Single Family and Neighborhood Commercial. Single Family provides for single family homes at densities not to exceed 6 dwelling units per acre. Neighborhood Commercial includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services for that neighborhood market area. The applicant has applied for a rezoning to Planned Commercial Development to allow the development of a single- family subdivision with 60 residential lots and a commercial strip center fronting John Barrow Road. EXISTING LAND USE AND ZONING: The application site is wooded and undeveloped. It is currently zoned MF-12 and is 34 acres ± in size. North of this site is zoned R-4 for duplexes on Tanya Drive and MF-18 for Parkview Rehabilitation Center, which is a residential center for the elderly. Parkview Rehabilitation Center is directly across John Barrow Road from Parkview High School. The high school is zoned R-2 Single Family District. West of this area is zoned R-2 Single Family and is densely developed with single family homes. To the east of this area is also zoned R-2 Single Family District, but that area has not all been platted. To the south of the application area is zoned Planned Residential Development for three new duplexes and MF-24 for River City Contractors, which is a nonconforming use. The remaining area south of the application is zoned R-3 Single Family and is mostly developed with single-family houses. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This property is currently shown on the Future Land Use Plan as Low Density Residential. The property fronting John Barrow directly south of this area is planned for Neighborhood Commercial. This area is surrounded by Single Family to the west, south and east. Low Density Residential and Multi Family are planned for the area north of this application. Ordinance 19,562 was passed on July 18, 2006. This ordinance changed an area along the east side of John Barrow Road from 31st to 32nd Street from Single Family to Mixed Use. This change was accompanied by a Planned Zoning District application for a car wash. This ordinance also changed the area along the west side of John Barrow Road from 31st to 32nd Street from Single Family to Public Institutional. The change to Public Institutional was added by staff to recognize existing uses. May 24, 2007 ITEM NO.: 13 (Cont.) FILE NO.: LU07-11-01 2 Ordinance 18,768 was passed on November 4, 2002. This ordinance changed an area of Single Family along Lehigh Court to Low Density Residential. This amendment was made to recognize the residential along Lehigh Court as over six units per acre, which also includes townhouses. Ordinance 18,558 was passed on September 4, 2001 to change a portion of the Park/Open Space at 24th and Junior Deputy Roads bounded by Romine Road be amended to Low Density Residential. This amendment was made for a possible expansion of the Good Shepard Ecumenical Retirement Center. MASTER STREET PLAN: John Barrow Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 John Barrow since it is a Minor Arterial. BICYCLE PLAN: A Class II bike route is shown on Tanya Drive. A Class II bikeway is located on the street as either a 5’ shoulder or six foot marked bike lane. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, this area is located within eight blocks of a park or open space. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant’s property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal states: “Encourage the development of additional affordable housing in the John Barrow Neighborhood Area.” ANALYSIS: This application is a request to change this area from Low Density Residential to Single Family and Neighborhood Commercial. The Neighborhood Commercial would front John May 24, 2007 ITEM NO.: 13 (Cont.) FILE NO.: LU07-11-01 3 Barrow Road and would extend north from the existing Neighborhood Commercial that is already shown on the Future Land Use Plan. The rest of the application area would be dedicated to Single Family housing. Since January 2007, there have only been four permits issued for commercial development in this general area, and these were all for the Shackleford Crossings development. This is a proposed regional commercial center a mile to the west as the ‘crow flies’ along interstate 430. There have been very few permits issued for commercial development in this area in the past few years, which shows minimal demand for commercial. Also, there are still several sites shown on the Land Use Plan and zoned for commercial uses along John Barrow Road, at the intersection of West 36th Street and John Barrow, and along Kanis Road just east of John Barrow Road. Most of this have been on the Plan for decades and are not yet fully developed. This location is very close to Parkview High School and the City of Little Rock has historically been opposed to commercial use next to a high school. Over the years commercial zoning has been moving north along John Barrow Road from 36th Street. This is creating a ‘strip commercial’ pattern along John Barrow Road. The City land use policy is not to allow ‘strip commercial‘ along arterials, but rather to encourage commercial in nodes, generally at or near major intersections. Staff wishes to discourage the further commercialization of lands lining John Barrow Road in keeping with the City land use policy. The application site is a large vacant area of Low Density Residential and has been undeveloped for some time. There appears to be a demand for single family construction; permit data shows 34 single family permits issued between January and May 2007. While there is not much Low Density Residential in the vicinity, this site remains undeveloped, although several duplexes were recently built on Ludwig in Single Family with the Conditional Use Permit process. Another large tract of Low Density Residential is vacant to the west of the application area near Aldersgate Road, which Good Shepard owns and plans to develop as part of a retirement community. Depending on the development pattern Low Density Residential can either be grouped together in a large area or scattered throughout a neighborhood. The type of development being constructed in the John Barrow area has been duplex or triplex development. This type of development can be more aesthetically appealing when it is scattered throughout a single family area rather than all grouped together. In addition with this ‘scattered’ development pattern some of the negative impacts residents are concerned about with ‘multi-family’ development is less likely. The John Barrow Neighborhood Action Plan has many housing and neighborhood revitalization goals. It states a need to improve overall appearance of the neighborhood with an objective of reviewing design standards for new construction of residential units. There is also an action statement stating that the design of new residential units should be compatible with existing architecture in the area. The application area is surrounded by single-family homes, and area residents have indicated a preference for more single family developed in the area. May 24, 2007 ITEM NO.: 13 (Cont.) FILE NO.: LU07-11-01 4 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations Campus Place POA, Twin Lakes A POA, Twin Lakes B POA, John Barrow Neighborhood Association, Kennsington Place POA, and Brownwood Terrace POA. Staff has not received any comments from area residents. STAFF RECOMMENDATIONS: While Staff does not support a change to Neighborhood Commercial, staff believes the change to Single Family is appropriate. PLANNING COMMISSION ACTION: (MAY 24, 2007) Due to having only seven Commissioners present the applicant choose to defer this item to the June 7, 2007 meeting of the Planning Commission. By a vote of 6 for, 0 against, four absent and one vacancy the item was deferred. May 24, 2007 ITEM NO.: 13.1 FILE NO.: Z-3173-G NAME: Sage Meadows Long-form PCD LOCATION: Located on the West side of John Barrow Road, South of Tanya Drive DEVELOPER: WTH Development, LLC 8503 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: The Mehlburger Firm, PLLC P.O. Box 3837 Little Rock, AR 72203 AREA: 33.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2 and MF-12 ALLOWED USES: Single-family and Multi-family 12 Units per acre PROPOSED ZONING: PCD PROPOSED USE: Commercial strip center and Single-family residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The applicant previously proposed to construct 34 buildings of multi-family housing on a 25.57 acre property located on the west side of John Barrow Road, just south of Tanya Drive. The site was zoned MF-12 (Multi-family Residential – 12 units per gross acre). The west 110 feet of the property ownership was left as R-2 zoning, when the remainder of the property was zoned, to serve as a buffer between this site and the single-family property to the west. The density proposed was under the twelve units per gross acre as allowed by the City’s Zoning Ordinance. The request was to be heard by the Planning Commission at their January 21, 1989, Public Hearing but was withdrawn by the applicant prior to the Public Hearing. May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 2 On May 3, 1994, the Little Rock Planning Commission approved a Conditional Use Permit to allow Four Oaks Living Center to locate on the northeast portion of the site. The facility was to be constructed with a 140 bed facility and is held under a separate ownership. This facility has been constructed. Ordinance No. 19,088 adopted by the Little Rock Board of Directors on May 6, 2004, rezoned the site from MF-12 to PD-R to allow the development of a single-family subdivision. The applicant proposed to develop a 34-acre site as a two-part development. The site was zoned MF-12 which allowed for the development of multi-family housing at a density of 12-units per acre. The applicant indicated a desire to develop 20.64 acres as a Planned Residential Development for single-family homes and the remaining 13.16 acres as a multiple building multi-family residential development (S-1229-A). The applicant indicated the development of the PRD portion of the site with 56 units of single-family homes. The overall development plan included a clubhouse, two lakes and two playground recreational spaces. The development also contained a series of pedestrian trails connecting the multi-family and the single-family development. The clubhouse and pool would be developed as a part of a property owners association through the Planned Residential Development allowing both the single-family homes and the multi-family residents access to the facilities. Ordinance No. 19,324 adopted by the Little Rock Board of Directors on May 17, 2005, revoked the PD-R zoning and restored the previous held MF-12 district zoning classification. The applicant indicated the proposed single-family development would not be constructed on the site as proposed. According to the applicant the cost estimates for the single-family portion of the PD-R indicated the project was not financially feasible. The applicant’s cover letter stated the developer would “break even” at best with a tremendous amount of financial exposure. Per Section 36-454(d) the Owner may for cause request repeal of the ordinance establishing the development. On June 9, 2005, the Little Rock Planning Commission approved a site plan review for the Phase I portion of a proposed multi-family development. The applicant indicated as development plans for Phases II and III are finalized, site plans would be submitted for final approval. The Phase I portion of the development included the development of 128 apartment units along with a clubhouse and pool facility. The site plan included the placement of 13 apartment buildings with a maximum building height of 35-feet and one building for the clubhouse. The applicant indicated 262 parking spaces on the site plan, resulting in a parking ratio of 2.04 spaces per unit. The applicant indicated a total building footprint area of 98,000 square feet. Ten of the buildings were proposed as split-level; three stories tall on one side and two stories tall on the opposite site. The remaining buildings were proposed as two story buildings. May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 3 The applicant indicated the minimum building setback along the southern property line as 153-feet and 156-feet along the western property line. There was a 125-foot undisturbed buffer along the western property line. The applicant indicated 10 acres of the site would remain undistributed. The site plan included the placement of two lakes. One of the proposed lakes would contain 0.32 acres and the second proposed lake would contain 1.43 acres. The applicant indicated fishing piers would be added to the large lake. The site plan also included the placement of a playground area near the clubhouse pool area. A second playground area was located near the northern boundary of the Phase I portion of the development. One sign was proposed as a part of the development. The applicant indicated the proposed sign would be consistent with signage allowed in multi-family zones. The applicant also proposed the development as a gated community. The applicant indicated the gates were not a part of the immediate plans but requested the option of adding gates in the future. The proposed site plan included dedication of right-of-way along John Barrow Road per the Master Street Plan requirement. A. PROPOSAL/REQUEST: The applicant is now seeking a rezoning of the site from R-2, Single-family and MF-12, Multi-family District to PCD to allow the development of the site with a mixture of residential and commercial uses. The site plan indicates the creation of 74 single-family residential lots and three tracts. Tracts A and C are proposed for open space/play and recreational space. Tract B is proposed for the development of a strip retail center containing 31,875 square feet and 214 parking spaces. The proposal indicates a minimum lot size for the residential lots of 66-feet by 125-feet or 8,250 square feet. The setbacks are proposed typical with R-2, Single-family residentially zoned property or a 25-foot front and rear yard setback and side yard setbacks at ten percent of the lot width not to exceed eight feet. The homes are indicated to range in size from 1,200 square feet to 1,800 square feet of heated and cooled space. The maximum building height proposed is 35-feet. B. EXISTING CONDITIONS: The site is tree covered sloping from the north and south to the center of the site. There is a developed nursing home located at the northeast corner of the site. Park View High School is located to the northeast of the site and single-family homes are located to the southeast. To the south of the site is an area zoned MF-24 with a welding shop and a separate building containing a contractor’s May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 4 office. Single-family homes are located along West 29th Street to the south of the site. To the west of the site are also single-family homes in the Twin Lakes/Campus Place Neighborhood. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All residents who could be identified located within 300-feet of the site, the John Barrow Neighborhood Association, the Campus Place Property Owners Association, the Twin Lakes “B” Property Owners Association and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot sidewalks with the planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Section 31-403 of the Little Rock code requires streetlights. 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. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 9. The median should be removed from the southern driveway. May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 5 10. Will the subdivision be constructed in one phase? A variance is required for grading beyond the first phase. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. A private sewer main is located on the site servicing the multi-family development. Contact Little Rock Wastewater Utility at 688-1414 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. Water main extensions and fire hydrants will be required to provide service to this area. A water main extension will be required in order to provide service 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. Fire Department: Install fire hydrants per code. Additional fire hydrants will be required with the proposed development. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning to Planned Commercial Development. A land use plan amendment for a change to Single Family and Neighborhood Commercial is a separate item on this agenda. Master Street Plan: John Barrow Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 6 travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown on Tanya Drive. A Class II bikeway is located on the street as either a 5’ shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal states: “Encourage the development of additional affordable housing in the John Barrow Neighborhood Area” and “The design should be compatible with existing houses in the area and complement the overall appearance of the neighborhood.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. A small amount of building landscaping is required; however, is not shown. 3. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 300 square feet in area. These islands are to be evenly distributed throughout the site. 4. The site plan reflects the addition of residential units along the western perimeter of the site. It is recommended the area be screened visually with vegetation; however, if the proposed vegetation does not meet this visual requirement then a six (6) foot high opaque screen, either a wooden fence with its face side directed outward will be required. 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 tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant provide the maximum buildable May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 7 area for the proposed single-family lots. Staff also requested the applicant provide the proposed uses of the retail center. Staff stated according to the State Fire Code single-family developments in excess of 30 lots should provide a secondary fire access to the development. Public Works comments were addressed. Staff stated John Barrow Road was classified on the Master Street Plan as a minor arterial and dedication of right of way 45-feet from centerline would be required. Staff also stated a grading permit would be required prior to any land clearing on the site. Staff stated a final plat would not be executed for the development until the streetlights had been installed. Landscaping comments were addressed. Staff stated the comments pertained to the commercial portion of the development. Staff stated a small amount of building landscaping would be required but was not indicated on the site plan. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has indicated the maximum buildable area for each of the single-family lots and indicated the proposed uses of the retail portion of the development. The site plan also indicates a secondary fire access will be provided with the Phase II portion of the development. Monique Street will be extended into the subdivision to allow secondary access. The site plan indicates the creation of 74 single-family residential lots and three tracts. Tracts A and C are proposed for open space/play and recreational space. Tract A is proposed containing 4.39 acres and Tract C containing 3.82 acres. Tract B is proposed for the development of a strip retail center containing 31,875 square feet and 214 parking spaces. The proposal indicates a minimum lot size for the residential lots of 66-feet by 125-feet or 8,250 square feet. The setbacks are proposed typical with R-2, Single-family residentially zoned property or a 25-foot front and rear yard building setback and a side yard setback of ten percent of the lot width not to exceed eight feet. The homes are proposed to range in size from 1,200 square feet to 1,800 square feet of heated and cooled space. The maximum building height proposed is 35-feet. The homes are proposed constructed of brick, stone, stucco, wood, a wood simulated material or vinyl siding or any combination of these materials. May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 8 The commercial portion of the development is indicated with C-1, Neighborhood Commercial District uses as allowable uses for the site. The hours of operation are indicated as a closing time of 10:00 pm daily depending on the use. The dumpster has been located on the site plan and the service has been limited to daylight hours. Perimeter fencing is proposed with a maximum fence height of six feet and will be constructed in any combination of brick, stucco, rock, wrought iron and wood or a wood simulated product. Interior fencing is proposed with a maximum height of six feet and the constructed of wood or a similar construction material as the home located on the lot. Accessory structures are allowed per the typical standards for R-2, Single-family zoned property. A single subdivision identification sign is proposed. The sign is located along John Barrow Road at the proposed new street intersection. The sign is proposed consistent with signage typically allowed in single-family zones or a maximum of six feet in height and thirty-two square feet in area. The retail center has also indicated the placement of an identification sign. The applicant has indicated the total sign height or area will comply with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Staff would recommend if the development is approved the commercial signage be limited to a maximum of eight feet in height and seventy-two square feet in area. Staff recommends building signage be limited to signage allowed in commercial zones or a maximum of ten percent of the façade area. The plat/plan indicates 4.6 acres of retail with the remainder of the site, approximately 29.5 acres, of residential and open space/recreational space resulting in an overall density of 2.5 units per acre. The plan indicates 8.21 acres of open space or 24 percent of the total site. The Planned Zoning District Ordinance typically requires a minimum of ten to fifteen percent of the site area dedicated to open space and a minimum of 500 square feet of usable private open space per unit. The site plan as proposed has more than adequate areas to meet these typical minimum requirements for public and private open space. Although staff is supportive of the single-family portion of the development staff is not supportive of the commercial aspect of the proposed development. The proposed commercial activity is inconsistent with the City’s Future Land Use plan. A land use plan amendment to Neighborhood Commercial is a separate item on this agenda (LU07-11-01). Staff feels there is adequate area already commercially zoned or identified on the City’s Future Land Use Plan for retail activity along John Barrow Road to the north and south of this site. Staff does not feel the change to neighborhood commercial and the commercial aspect of this development is appropriate at this time. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. May 24, 2007 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-3173-G 9 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant’s request. The Chair questioned the applicant as to if they desired a deferral. The applicant stated they did desire a deferral. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 14 FILE NO.: Z-3738-A NAME: J. A. Riggs Rezoning from R-2, C-3, C-4 and I-2 to I-2 LOCATION: Located at 9125 Interstate 30 DEVELOPER: JA Riggs Tractor Company 9125 Interstate 30 Little Rock, AR 72209 ENGINEER: McClelland Consulting Engineers, Inc. P.O. Box 34087 Little Rock, AR 72203 ARCHITECT: Combined Efforts Design PLLC 201 South 20th Street, Suite 16 Rogers, AR 72758 AREA: 26.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, C-3, C-4 and I-2 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: None requested. SURROUNDING LAND USE AND ZONING North – Interstate 30; zoned I-2 South – Vacant; zoned C-3 East – South University Avenue – City Park; zoned PR West – Motel and Gas Station; zoned C-3 May 24, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3738-A 2 A. PUBLIC WORKS COMMENTS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk should be completed along Chicot Road to the bridge. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 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. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 9. Erosion controls must be installed to reduce discharge of polluted storm water. 10. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a dedicated CATA Bus Route. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Cloverdale Neighborhood Association, Southwest Little Rock United for Progress May 24, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3738-A 3 and all owners of property located within 200-feet of the site were notified of the Public Hearing. D. LAND USE ELEMENT: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a multiple building site plan review of JA Riggs Master Plan to improve access to and from the site and improve building and site function and appearance and a rezoning from R-2, C-3 and C-4 to I-2. The request does not require a change to the Land Use Plan. Master Street Plan: Chicot Road is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on Chicot Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Cloverdale Watson Neighborhood Action Plan. The Land Use and Zoning goal states, “Encourage the use of Planned Zoning Districts for business developments.” E. STAFF ANALYSIS: J.A. Riggs owns approximately 27 acres located between Chicot Road, South University Avenue and the I-30 Frontage Road. The property is currently zoned C-3, C-4, I-2 and R-2 and J.A. Riggs is requesting to rezone the property to I-2, Light Industrial District. The rezoning is proposed to allow the development of the property consistent with the company’s overall master plan. The plan will be developed in two phases with the anticipated time frame for completion of the entire project within five years. J.A. Riggs Tractor is currently using the property for business operation including parts warehouse, office, equipment storage and equipment repair. The site contains a number of buildings currently being used by JA Riggs in their equipment business. Along the southern boundary of the site is the Cloverdale Ditch with a wooded area located south of the ditch. The front parking area is paved and the service yard of the site is graveled. To the east of the site, across University Avenue, is the Cloverdale Subdivision. To the west of the site, across Chicot Road, are commercial uses including a gas May 24, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3738-A 4 station, hotel and strip retail center. North of the site is I-30. Chicot and South University Avenue were recently reconstructed. There is not a sidewalk located along Chicot Road. The City’s Future Land Use Plan designates this property as “Industrial”. A Land Use Plan Amendment is not necessary for the rezoning of the site. Staff is supportive of the proposed rezoning request. The property proposed for rezoning is located within the boundary of Riggs property and indicated in the Company’s Overall Master Plan. Staff feels the proposed rezoning of the property for J.A. Riggs facilities is appropriate and should have no adverse impact on the surrounding properties and the general area. F. STAFF RECOMMENDATIONS: Staff recommends approval of the requested I-2 rezoning. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. The Chairman explained to the applicant that when fewer than eight (8) Commissioners were present the Commission routinely allowed the applicant to seek a deferral to a later public hearing date to allow for additional Commissioner to be present when deciding the applicant’s request. The Chair stated one of the Commissioners present would be recusing from the vote on this item which did not allow the required six votes to approve the request. The Chair offered two dates for the deferral request one June 7, 2007, the second July 5, 2007, and questioned the applicant as to which date they desired their request to be heard. The applicant stated the June 7, 2007, public hearing date was acceptable. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the June 7, 2007, public hearing docket. A vote of 5 ayes, 0 noes, 4 absent, 1 recusal (Troy Laha) and 1 open position was registered. May 24, 2007 ITEM NO.: 15 FILE NO.: Z-4251-B NAME: Hillcrest Square Revised PCD LOCATION: Located at 3000 Kavanaugh Boulevard DEVELOPER: DRB Enterprises, Inc. 311 North Elm Street Little Rock, AR 72205 ENGINEER: Stephen J. Barker 6137 Getty Drive Little Rock, AR 72210 AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Office (56%) - Commercial (44%) Mix PROPOSED ZONING: Revised PCD PROPOSED USE: Office (40%) – Commercial (60%) VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On October 2, 1984, the Board of Directors adopted Ordinance No. 14,747 rezoning the site from O-3 to PCD to allow a mixed office/commercial development. There was an existing 14,647 square foot (net area) building on the site which had previously been utilized as a church. The PCD was approved for 6,407 square feet of commercial/retail space (44%) and 8,240 square feet of office space (56%). Ordinance No. 18,204 adopted by the Little Rock Board of Directors on February 15, 2000, revised the previously approved PCD site plan by adding approximately 900 square feet of deck and patio area to the east side of the building to serve the existing restaurant use. The proposed deck heights ranged from 3 to 8 feet above the existing grade. The deck area would be used for a dining and waiting area. The proposal allowed the enclosure of an existing porch for use as additional waiting area. A new building service ramp was also May 24, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4251-B 2 proposed. The existing hours of operation for the Acadia Restaurant were from 11:00 am – 2:00 pm, 5:00 pm – 10:00 pm Monday through Friday 5:00 pm – 10:00 pm Saturday and closed Sunday. As a condition of approval the deck is to remain uncovered/unenclosed. There is to be no outdoor speakers, entertainment, etc. There is to be no cabaret/nightclub with dance floor on the property. All site lighting must be low-level and directed away from the adjacent property/street. A. PROPOSAL/REQUEST: The applicant is proposing to amend the previously approved PCD to change the percentage of allowable commercial and office uses for the site. The proposal is to allow 60% of the gross floor area for commercial uses and 40% of the gross floor area as office uses. B. EXISTING CONDITIONS: There is an existing office/commercial building on the site, with a parking lot across the alley to the west. There are single-family and multi-family homes to the north and northeast with additional single-family homes to the southwest (across Kavanaugh Boulevard). There is a mixture of office and commercial uses to the east and southeast along Kavanaugh. A snow-cone stand, which operates during the summer months, is located within the parking lot across the alley and to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Hillcrest Residents Neighborhood Association, all residents, who could be identified, located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: Approved as submitted. May 24, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4251-B 3 AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route # 1 Pulaski Height Bus Route. 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 revision to an existing Planned Commercial Development to change the percentage of allowable commercial uses. The request does not require a change to the Land Use Plan. Master Street Plan: Kavanaugh Boulevard is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on Kavanaugh Boulevard. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: “Create a different set of guidelines with which to govern the development of Hillcrest.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was not present. Staff stated there were no technical issues remaining outstanding associated with the request. Staff informed the Commission of the applicant’s request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. May 24, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4251-B 4 H. ANALYSIS: There were no technical issues raised at the March 22, 2007, Subdivision Committee meeting which required addressing. The applicant is requesting a revision to the previously approved PCD to allow a change in the percentage of use mix of allowable commercial and office uses for the site. The proposal is to allow 60% if the gross floor area for commercial uses and 40% of the gross floor area as office uses. The site contains an existing building with a total net floor area of 14,647 square feet and 900 square feet of outdoor dining area for a total lease area of 15,547 square feet. The request is to allow 60% of the total square footage to be utilized as commercial uses or 9,328 square feet and 6,219 square feet of office space. The applicant has indicated the commercial uses will be limited to uses as identified in the C-1, Neighborhood Commercial Zoning District and a Health Studio or Spa. The Eating Place, Inside should include the outdoor dining area as presently constructed. The office uses are proposed to include General and Professional Office uses and Clinic, Medical, Dental or Optical. There is to be no change in the hours of operation for the development. The hours of operation for the Acadia Restaurant are from 11:00 am – 2:00 pm, 5:00 pm – 10:00 pm Monday through Friday 5:00 pm – 10:00 pm Saturday and closed Sunday. As a previous condition of approval the deck is to remain uncovered/unenclosed. There is to be no outdoor speakers, entertainment, etc. There is to be no cabaret/nightclub with dance floor on the property and all site lighting must be low-level and directed away from the adjacent property/street. As was previously approved parking is to be provided via a parking area across the alley west of the existing building. The lease agreement on file with the City indicates the lease for the parking lot expired March 31, 2006. According to the lease agreement the owner at the time of expiration may negotiate a five year renewal of the lease. Staff recommends the applicant enter into and provide staff with a current lease agreement for the parking area or prove an alternative parking plan. The Hillcrest Residents Association is presently developing a Design Overlay District Ordinance for the area which addresses a number of uses including parking. It is anticipated this ordinance will be presented to the Commission at their public hearing on June 21, 2007. According to the draft ordinance the parking standard requirement within the district boundaries shall be 50 percent of that required by Article VIII of the Zoning Ordinance. Per the Hillcrest Design Overlay District a maximum parking standard is established and the maximum allowable parking shall be the minimum standard established per Article VIII. Staff is supportive of the applicant’s request. The applicant is seeking a revision to the previously approved PCD to increase the allowable commercial activity of the site from 44% or 6,407 square feet to 60% or 9,328 square feet. This allows a 16% increase in commercial uses allowed on the site or 2,921 square feet. Staff does not feel this increase will significantly impact the development or the area. The site is located within the Hillcrest Neighborhood and the uses of the facility are somewhat small scale May 24, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4251-B 5 and many appear to cater to the neighborhood. Staff does not feel the increase on the percentage of allowable commercial uses for the structures will have an adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD zoning subject to the following conditions: 1. 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. 2. Staff recommends the applicant provide in writing an agreement to extend the lease of the adjacent parking area to the west. 3. There is to be no cabaret/nightclub with dance floor on the property (condition of previous approval). 4. No outdoor speakers entertainment, etc is allowed (condition of previous approval). 5. Any site lighting must be low-level and directed away from adjacent property/street (condition of previous approval). 6. None of the deck area is allowed to be covered/enclosed (condition of previous approval). PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the applicant provide in writing an agreement to extend the lease of the adjacent parking area to the west. Staff stated there was to be no cabaret/nightclub with dance floor on the property, no outdoor speakers entertainment, etc. was allowed, any site lighting must be low-level and directed away from adjacent property/street and none of the deck area was allowed to be covered/enclosed all conditions of previous approvals. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 16 FILE NO.: Z-5770-D NAME: Regions Subdivision Lot B-R-2 Revised Short-form PD-O LOCATION: Located near 14920 Cantrell Road DEVELOPER: Sunder Krishnan MD PLLC 500 South University Avenue, Suite 519 Little Rock, AR 72205 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.8 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: PD-O ALLOWED USES: General / Professional Office (O-3 uses) PROPOSED ZONING: Revised PD-O PROPOSED USE: Bank and General / Professional Office (O-3 uses) VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On February 1, 1994, the Board of Directors passed Ordinance No. 16,586 which rezoned this property from R-2 to PD-O for a two-building office development. On October 4, 1994, the Board of Directors passed Ordinance No. 16,754, which amended the previously approved PD-O site plan still maintaining two (2) office buildings. On December 2, 1997, the Board of Directors passed Ordinance No. 17,622 which re-established the PD-O for three (3) years. On September 14, 2000, the Planning Commission granted a three (3) year time extension of the approved PD-O. On September 3, 2002, the Board of Directors approved a revision to the previously approved PD-O to create a two (2) lot plat and allow the construction of a bank with a May 24, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-5770-D 2 four (4) window drive-through facility on the front lot, adjacent to Cantrell Road, and the development of an office building on the rear lot. The applicant proposed the office building to be a single story office building containing approximately 10,800 square feet. There were 51 parking spaces proposed as a part of the development. Sixteen spaces were proposed with the bank facility and 35 spaces were proposed with the office building. Two monument style signs were approved for the site. One was to be located on the east side of the driveway and one on the west side of the driveway. The eastern sign was to be a maximum of five (5) feet in height and fifty (50) square feet in area and the sign on the western side of the driveway was to be a maximum of six (6) feet in height and sixty (64) square feet in area. The applicant proposed O-3 zoning district uses as approved alternative uses for the site. The applicant proposed a single access point to the site from Cantrell Road. Ordinance No. 18,785 adopted by the Board of Directors on December 3, 2002, revised the previously approved PD-O to allow the rear lot to be split. The rear lots would each contain approximately 12,000 square feet of land area each containing an office building, one on each lot, and the square footages to be 4,300 and 2,800 square feet with a shared parking and common drive access easement extending from Cantrell Road through Lot 1 to serve the rear lots. The proposal included signage as previously approved adjacent to Highway 10 on the eastern side of the driveway and contained on Lot 1. The sign area was to be a maximum of five (5) feet in height and fifty (50) square feet in area. The signage for Lot 1 was located on the western side of the driveway. The request included a variance from the Subdivision Ordinance to allow the rear lots to be developed without public street frontage. A common access drive/utility easement will be final platted to provide access to these lots. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PD-O site plan by reducing the landscape strip along the eastern perimeter of Lot B-2-R and adding parking and placing a dumpster within this area. The previous approval indicated a landscape strip averaging 35-feet plus along the eastern perimeter of the site. The revision allows a 25-foot average landscape strip on proposed Lot B-2-R with a minimum landscape strip of 16.9 feet. The site plan indicates the placement of 20 on-site parking spaces. Six parking spaces are indicated along the eastern perimeter and the remaining 14 spaces are located along the front of the building. B. EXISTING CONDITIONS: Regions Bank has been constructed on the lot abutting Cantrell Road and a dentist office has been constructed on the western rear lot. A POD zoning site May 24, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-5770-D 3 plan was approved for the property located to the east of this site to allow construction of a restaurant adjacent to Cantrell Road and an office building on the rear portion of the lot. West of the site is also zoned POD and was approved for an office development containing three buildings. Uses in the area include a mix of office uses and single family residential uses. The Westchester Subdivision is south of the site, across Cantrell Road, and single family homes are located to the east of the site. Adjacent to the site to the west are three previously approved Planned Developments. Only one of which has developed. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. All property owners within 200 feet of the site, all residents, who could be identified, within 300 feet of the site, the Westchester/Heatherbrae Property Owners Association and the Walton Heights/Candlewood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide calculations that adequate storm water detention is provided. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. May 24, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-5770-D 4 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route # 25 – the Highway 10 Express Route. 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 revision to a previously approved Planned Office Development to include parking. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require May 24, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-5770-D 5 street improvements. 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 since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal states: ” Promote vigorous enforcement of the Landscaping & Excavation Ordinance.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. This site was reviewed as an overall development. 3. The Highway 10 Overlay District Ordinance requires an average 25 foot wide land use buffer this proposal does not meet this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 4. The property to the north 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 northern perimeter of 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 tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development stating there were few technical issues remaining outstanding associated with the request. Staff questioned the indicated parking along the eastern perimeter and suggested Mr. Daters eliminate a few of the spaces to increase the landscaping in this area. Staff also questioned the hours of service for the indicated dumpster. May 24, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-5770-D 6 Public Works comments were addressed. Staff stated any grading on the site would require approval prior to the start of work. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay District typically required a 25-foot average buffer along the perimeters of the site. Staff stated screening would be required along the northern perimeter of the site. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has revised the plan to eliminate three of the proposed parking spaces to increase the landscape area. The applicant has also indicated the hours of dumpster service will be limited to daylight hours. The application request is to revise a previously approved PD-O reducing the previously approved landscape strip along the eastern perimeter of Lot B-2-R to allow additional parking within this area. The previous approval indicated a landscape strip averaging 35-feet plus along the eastern perimeter of the site for this lot. The revision allows a 25-foot average landscape strip on this lot with a minimum landscape strip of 16.9 feet adjacent to the proposed parking. The site plan indicates the placement of 20 on-site parking spaces. Six parking spaces are indicated along the eastern perimeter and the remaining 14 spaces are located along the front of the building. Staff is supportive of the applicant’s request. The plan as proposed complies with the typical perimeter landscaping requirements of the Highway 10 Design Overlay District for this lot. The only change to the site plan proposed is along the eastern perimeter of Lot B-2-R. The building placement for the proposed office building was also previously approved with the indicated 25-foot building setback. The remaining lots have developed according to previously approved plans including the location of the access drive and the landscaped areas along the eastern portion of the drive. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: 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. May 24, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-5770-D 7 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 17 FILE NO.: Z-6934-A NAME: Stagecoach Road Short-form PCD LOCATION: Located in the 11000 Block of Stagecoach Road DEVELOPER: Jeronimo Lopez 6621 Geyer Springs Road Little Rock, AR 72209 ENGINEER: Jim Patterson 3501 HWY 161 North Little Rock, AR 72117 AREA: 2.56 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-1, Neighborhood Commercial ALLOWED USES: Neighborhood Retail PROPOSED ZONING: PCD PROPOSED USE: Office/Warehouse – Contractors storage yard VARIANCES/WAIVERS REQUESTED: A two year deferral of the street improvements to Stagecoach Road. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of the site from C-1, Neighborhood Commercial to PCD to allow an insulation company office/warehouse to locate on the site. The building is proposed as a single story building containing 20,000 square feet and the site plan indicates the placement of 14 parking spaces. The building is proposed with 20 percent office/sales and 80 percent warehouse. Four truck dock doors are proposed along the western façade of the building. The maximum building height proposed is 30-feet. A single sign is proposed within the front yard setback. The signage is proposed consistent with signage May 24, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6934-A 2 allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. A second building has been identified on the site plan for future development. The building is proposed with 7,500 square feet of retail space with C-1, Neighborhood Commercial uses as allowable uses for the site. The site plan indicates the placement of 30 parking spaces to serve the building. The maximum building height proposed is 25-feet. The building is also proposed with a single ground mounted sign not to exceed six feet in height and sixty-four square feet in area. Building signage for both buildings will comply with signage typically allowed in commercial zones or a maximum of ten percent of the façade area. The request includes a two year deferral of the required street construction to Stagecoach Road. The request also includes a two year deferral of the required hard surface parking area for the service yard of the Phase I office/warehouse building. B. EXISTING CONDITIONS: The site is tree covered and appears to be relatively flat. To the east of the site is a strip retail center and mini-warehouse development and to the west of the site is a multi-family complex and a cemetery. To the southwest is an office warehouse development. Other uses in the area include residential and non-residential uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all residents, who could be identified, located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach 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. May 24, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6934-A 3 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Stagecoach Road including 5-foot sidewalks with the planned development. Improvements should match the improvements constructed on the adjacent property. 3. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Section 31-403 of the Little Rock code requires streetlights. 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. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. 10. The proposed driveway must align with the driveway across Stagecoach Road to prevent conflicted left turns. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 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. Due to the nature of this May 24, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6934-A 4 facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a rezoning from C-1 to Planned Commercial District. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown on Stagecoach Road. A Class II bikeway is located on the street as either a 5’ shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office and May 24, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6934-A 5 Commercial Development goal has this objective relevant to this case: “Assess the impact of all new development on the environment, area infrastructure, and city services prior to approval and place a higher importance upon traffic flow as a consideration in approving or denying development in the area.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. An average twenty-three foot wide (23’-0”) street buffer is required along Stagecoach Road and in no case less than half. Currently, the site plan is not meeting this minimum requirement. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed request stating there were additional items necessary to complete the review process. Staff stated a scaled copy of the survey and site plan were necessary to move the item forward. Staff questioned the area located along the western perimeter of the site and questioned how the area would be used. The applicant stated the area would be used for future development. Staff requested the site plan include a note stating the area for future development or provide a building footprint for the area. Public Works comments were addressed. Staff stated Stagecoach Road was indicated on the Master Street Plan as a minor arterial which would require dedication and street construction to 55-feet from centerline and the addition of paving, curb, gutter and sidewalk along the property frontage. Landscaping comments were addressed. Staff stated the site plan should include a 23-foot average street buffer. Staff also stated a landscape plan would be required prior to the issuance of a building permit. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information May 24, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6934-A 6 and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided a scaled copy of the survey and site plan and indicated a building for future construction along the western perimeter. Four truck dock doors are proposed along the western façade of the building. The maximum building height proposed is 30-feet. The applicant is seeking a rezoning of the site from C-1, Neighborhood Commercial to PCD to allow an insulation company to locate an office/warehouse on the property. The building is proposed as a single story building containing 20,000 square feet with 20 percent office/sales and 80 percent warehouse. The site plan includes fourteen parking spaces. The ordinance would typically require the placement of 15 parking spaces for a warehouse and storage use. Staff is supportive of the parking as proposed. There is a large parking area which could serve as employee parking. A second building has been identified on the site plan for future development. The building is proposed with 7,500 square feet of retail space with C-1, Neighborhood Commercial uses as allowable uses for the site. The site plan indicates the placement of 30 parking spaces to serve the building. The maximum building height proposed is 25-feet. The typical minimum parking required for a commercial development would be 25 parking spaces. The indicated parking is more than adequate to serve the needs of the building. A sign is proposed for each of the proposed buildings located within the front yard setback. The signage is proposed consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Building signage for both buildings will comply with signage typically allowed in commercial zones or a maximum of ten percent of the façade area. The site plan indicates the placement of dumpsters along the western perimeter of the site. The dumpster hours are proposed to be limited to daylight hours and no pick-up will occur before 6:00 am. The site plan indicates the placement of a 19-foot buffer along the eastern perimeter of the site. A chain-link security fence with a two foot security wire is proposed around the warehouse yard area. The site plan indicates the placement of a graveled area in the service yard area of the building proposed for Phase I. All other areas are proposed to be paved May 24, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6934-A 7 consistent with typical minimum ordinance requirements. The applicant is seeking a two year deferral or until the development of Phase II of the requirement for hard surface parking for the service yard. Staff is supportive of this request. Staff does not feel the placement of this temporary graveled surface will significantly impact the development or the area. The applicant is also seeking a deferral of the required street improvements to Stagecoach Road or until the development of Phase II. The typical improvements would require the addition of a lane to Stagecoach Road and the placement of curb, gutter and sidewalk. Staff is supportive of the deferral as requested. Staff does not feel the two year deferral of the required street improvements will significantly impact the development or the area. Staff is supportive of the request. The applicant is seeking a rezoning of the site to allow an office/warehouse to locate in proposed building one and future development of a strip retail center with C-1 uses as allowable uses. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the development as proposed should have minimal impact on the area. I. STAFF RECOMMENDATIONS: 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 requested deferral of street improvements to Stagecoach Road for two years or until adjacent development or until the development of Phase II of the project. Staff recommends approval of the requested deferral of the required hard surface parking material for the service yard of the Phase I building for two years or until the development of the Phase II building. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the requested deferral of street improvements to Stagecoach Road for two (2) years or until adjacent development or until the development of Phase II of the project. Staff also presented a recommendation of approval of the requested deferral of the required hard surface parking material for the service yard of the Phase I building for two years or until the development of the Phase II building. May 24, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6934-A 8 There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 18 FILE NO.: Z-7596-B NAME: Impressions Sports Bar and Grill Short-form PCD LOCATION: Located at 5201 Asher Avenue DEVELOPER: Impressions Sports Bar and Grill 5201 Asher Avenue Little Rock, AR 72204 ARCHITECT: RAD, Inc. 2201 Izard Street Little Rock, AR 72202 AREA: 1.03 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: I-2, Light Industrial ALLOWED USES: A wide range of industrial uses entirely within enclosed buildings PROPOSED ZONING: PD-C PROPOSED USE: Private Club VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On July 15, 2004, the Commission withdrew an application request for this site, without prejudice, for a rezoning from I-2 to PD-C. The applicant proposed to expand an existing restaurant facility by 2,025 square feet (additional seating – 125) and add a drive through food service. The request was a change in zoning to PD-C to allow dancing with live music in the “bar area” of the restaurant. The applicant indicated live music would be played on the first and third Friday nights of the month, during major sporting events, private parties such as wedding receptions, anniversaries, office parties and Sunday brunch, probably on a monthly basis. May 24, 2007 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7596-B 2 The empty lot across Anna Street was proposed for additional customer parking. There were 50 on-site parking spaces available. A. PROPOSAL/REQUEST: The private club is currently in operation and is under enforcement as a violation of the zoning ordinance. The request includes a rezoning of the site from I-2, Light Industrial to PCD to allow the business, a private club to continue to operate. No physical changes are proposed to the site. B. EXISTING CONDITIONS: The property is occupied by a one-story commercial building located within the south half of the property. There is paved parking between the building and Asher Avenue. There are existing access drives from Asher Avenue and Anna Street. The general area along Asher Avenue is comprised of a mixture of commercial and industrial uses. There is a drive-in restaurant and a motel west of the site, with various auto-related uses at the intersection of Asher Avenue and Fair Park Boulevard. Other various commercial uses, including two lumberyards, are located to the east and north (across Asher Avenue). Single-family residences are located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Curran Conway Neighborhood Association, South of Asher Neighborhood Association, all residents located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way on Asher Ave, Anna Street, and W. 33rd Street should be dedicated to the Master Street Plan. 2. 20 foot radial dedication of right-of-way should be provided to the City. 3. Franchise permit should be obtained for all signage and improvements in the public right-of-way. 4. A 10 foot radius should be provided on the east side of the kitchen driveway. 5. At the time of building permit application for future expansion, half street improvements to meet Master Street Plan standards will be required to be installed for Anna Street and West 33rd Street including a 5 foot sidewalk. May 24, 2007 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7596-B 3 6. At the time of building permit application for future expansion, if not already existing streetlights must be installed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: An existing 6-inch sewer main is located on the site. Relocation is required for any addition to the existing building. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #14 – the Rosedale Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from I-2 to Planned Commercial Development to allow the existing building to be used as a restaurant, sports bar and grill. The request does not require a change to the Land Use Plan. Master Street Plan: Asher Avenue is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 Asher since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. May 24, 2007 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7596-B 4 City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Oak Forest Neighborhood Action Plan. The Economic Development goal states, “Promote Asher Ave. and W.12th Street as viable commercial and service oriented locations/corridors.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. No comments on this use only issue. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff questioned the proposed use of the property. The applicant stated the use of the property was a private club. Staff questioned if any improvements to the structure were being proposed. The applicant stated the building would be utilized as it existed with no plans for building addition or the drive-through window. Staff requested the applicant amend the site plan to remove the indicated additions to the structure. Staff stated a right of way dedication to Asher and Anna Street would be required if the proposed zoning was approved. Staff stated a quit claim deed would be required after Planning Commission action but prior to Board of Directors action on the rezoning request. Landscaping comments were addressed. Staff stated there were no landscaping comments based on this use-only rezoning request. Staff noted any improvements would require compliance with the City’s Landscape and Buffer Ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 plan and cover letter to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided a revised site plan removing the proposed improvements from the site plan and indicated the proposed use as a private club. May 24, 2007 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7596-B 5 Staff is not supportive of the proposed request. The site is shown as Light Industrial on the Future Land Use Plan. The area south of Asher Avenue was originally intended to encourage industrial development based on a corridor plan created by the Asher Corridor Steering Committee in early 2000. The Committee recommended the current Land Use and Zoning designations for the property, which were approved in October of 2000. Staff feels the overall design of having commercial uses north of Asher Avenue, with industrial uses south of Asher Avenue is still valid. The area in question was changed to encourage small scale industrial and service trades types of uses. Since the area was not vacant at the time of the Land Use and Zoning changes, any new development due to change would likely take time. Staff does not feel the recommended Land Use and Zoning changes have had sufficient time to result in the physical changes desired by the steering Committee. This request would compromise the integrity of the Land Use Plan and Zoning changes recommended by the Asher Corridor Steering Committee. Staff feels it is premature to make this type of change in the Asher Corridor area, until the area has a chance to develop as the Steering Committee envisioned in 2000. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was not present. There were registered objectors present. Staff presented the item stating the applicant has failed to notify property owners as required by the Commissions By-laws. Staff presented a recommendation of deferral of the item to the July 5, 2007, public hearing. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 19 FILE NO.: Z-7622-B NAME: Bale Chevrolet Revised Short-form PCD LOCATION: Located on the Southwest corner of Chenal Parkway and Wellington Hills Road DEVELOPER: Bale Chevrolet-Honda 13101 Chenal Parkway Little Rock, AR 72211 ENGINEER: Development Consultants Inc. 2200 N. Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 5.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD and OS ALLOWED USES: Automobile delivery, prep and storage; employee training PROPOSED ZONING: Revised PCD and OS PROPOSED USE: Automobile delivery, prep and storage; employee training; channelization of the existing drainage structure along the eastern perimeter and the addition of vehicular storage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property was formerly the site of Kinco Construction Company. On June 17, 2004, the Planning Commission voted to recommend approval of a request to rezone the tract to C-3 with the portion of property located within the floodway to be zoned OS Open Space. On August 2, 2004, the Board of Directors approved the C-3 and OS zoning by the adoption of Ordinance No. 19,153. On July 7, 2005, the Little Rock Planning Commission recommended approval of a request to rezone the site to PCD to allow use of the property by Bale Chevrolet-Honda for up to five years for delivery, prep and May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 2 storage of vehicles for the dealership located further east on Chenal Parkway (13101 Chenal Parkway). A two-story building located on the site was proposed for vehicle prep and employee training. The other structures and sheds on the site were to be removed. A paved vehicular storage area for up to 236 vehicles was approved. Fencing and screening would be installed around the perimeter of the vehicle storage area. An asphalt driveway was extended from Kanis Road to accommodate the delivery trucks. After five years (July 7, 2010) the property was to revert to C-3, General Commercial District. A five year deferral of the required street improvements was approved. A. PROPOSAL/REQUEST: The applicant is seeking approval to expand the current approved use for preparation of new and used automobiles for Bale Chevrolet-Honda. To allow adequate space for this expansion, the application also includes approval for proposed channel improvements to the existing creek. Allowing the channel improvements will reduce the risk of flooding at the site. The grading/channel improvements would also allow a reduction of the existing flood plain and floodway area, which presently encroaches into some of the existing vehicular use areas. A revision to the current Flood Insurance rate map will also be required and will be pursued if the application is successful. The site plan indicates existing and proposed vehicular storage, as well as the layout, fencing and screening treatments that are proposed. The applicant has indicated the use will remain a temporary use and the vehicular storage will end in 2010 at which time the property will revert to C-3, General Commercial District. Presently there are 236 temporary auto storage and preparation vehicles spaces located on the site. The plan includes the addition of 128 additional storage spaces for a total of 335 spaces. B. EXISTING CONDITIONS: The site has redeveloped as was approved and is being used by Bale Chevrolet- Honda as vehicular storage and prep area. A paved drive has been extended from Kanis Road into the site to allow truck movement into the site. The area along the eastern perimeter is a drainage channel and is presently covered in undergrowth. The general area contains a mixture of uses and zoning. The One Source Home Center development is located immediately west of the site and recently completed an expansion of the retail sales and lumber storage areas. Further west is undeveloped C-3 zoned property and the Kroger PCD development. East of the site is undeveloped O-2 zoned property with single-family residences further east. An automobile dealership is located to the north across Chenal Parkway and additional undeveloped C-2 zoned property. A plant nursery, May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 3 single-family residences on large lots and undeveloped R-2 zoned property is located to the south across Kanis Road. A fairly large portion of the property, almost the entire east one-half of the property, is located in the floodway of Rock Creek, as the creek runs north/south through the property near the east property line. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, all residents, who could be identified, located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. 2. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Wellington Hills Road and Kanis Road and Wellington Hills Road and Chenal Parkway. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway and Kanis Road including 5-foot sidewalk with the planned development. The back of curb must be located 29.5 feet from the centerline of the Kanis Road. Improvements on Chenal Parkway will be required to match the intersection improvements. 5. Per City Code 30-281, 100 percent of bridge improvements on arterial streets for the initial 15 feet of span length is the responsibility of the abutting landowner. This requirement applies to both Chenal Parkway and Kanis Road bridges. 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. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 4 8. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). On the plan show the proposed cross section of the property and the channelized creek and bank. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 13. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 14. The proposed alteration of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency prior to issuance of City permits. 15. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17. Section 31-403 of the Little Rock code requires streetlights. 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. 18. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 19. Provide a schedule of the work. How long will the project take from start to finish? Work should be conducted in the traditional periods of low flow. 20. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 21. Per Section 29-190, for excavations or fills constructed with slopes flatter than 3:1 (three horizontal to one vertical), terraces are not required nor are there a limit on the height of cut or fill. May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 5 22. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 23. Erosion controls must be installed to reduce discharge of polluted storm water. 24. The earthwork should occur in a phased approach. Disturbed areas should be seeded and vegetation established within 21 days of completion of grading that area. 25. Provide measures and specifications that will be used to prevent erosion and provide reinforcement of the slopes. Riprap rock is not desired to be placed on the slopes. 26. Per Little Rock code, Section 29-127(2) Rock Creek is defined as a major storm easement that is a privately maintained easement designed to carry the 100-year storm. Only minor storm easements are publicly maintained by code. Per the code, it is the property owner’s responsibility to maintain the dedicated major easement but the City does assist in time of need for the interest of public safety. 27. Determine if Rock Creek is an ADEQ/EPA impaired waterway and additional requirements since the project discharges into Fourche Creek that is on the impaired list. 28. The Parks Department reports the proposed project adversely affects Little Rock Parks and Recreation plan for extending the Rock Creek Trail westerly. For additional information, please contact Mark Webre, Parks Department, at 371-6853. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 6 water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain 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 the existing drainage structure to be channelized and add additional parking for vehicle storage on site. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan and Wellington Hills is shown as a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements. 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 Chenal since it is a Principal Arterial. Bicycle Plan: A Class I bike route is shown along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Natural Environment goal states, “Promote protection of natural areas and systems and urban forestry.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Initially when this site reviewed it was the city’s understanding that the parking lot was temporary. It appears this is no longer the case and thus this entire site must fully comply with all of the minimum city ordinance standards. May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 7 3. The zoning street buffer ordinance requires an average twenty-four (24) foot wide landscape strip along the western perimeter of the site and in no case less than half. Currently, this site plan reflects paving in this area. 4. The zoning street buffer ordinance requires an average thirty-four (34) foot wide landscape strip along both Kanis Road and along Chenal Parkway. Currently, this site plan is not meeting this minimum requirement. 5. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum. Islands should be evenly distributed throughout the sites entirety. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) Mr. Robert Brown was present representing the request. Staff presented an overview of the proposed development stating there were a number of issues remaining outstanding associated with the request. Staff stated the use was previously approved as a temporary use but based on the site plan the use appeared to becoming a permanent use. Public Works comments were addressed. Staff stated dedications would be required along the abutting roadways per the Master Street Plan requirement. Staff also stated permits and approvals would be required prior to any clearing or excavating on the site. Staff noted erosion controls must be installed to reduce discharge of polluted storm water. Landscaping comments were addressed. Staff stated the zoning street buffer ordinance requires an average 34-foot wide landscape strip along both Kanis Road and Chenal Parkway. Staff also stated the western perimeter of the site would require an average landscape buffer of 24-feet. Staff stated the proposed site plan did not meet these minimum requirements. May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 8 Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The revised plan indicates an increased landscape area along Kanis Road as requested by staff. The revised site plan also indicates a number of notes stating the use is still being considered by the applicant as a temporary use with an expiration of August 16, 2010. According to the applicant any continuance of the PCD use beyond that time must be approved by the Planning Commission and the Board of Directors and will require the implementation of all deferred improvements including street construction, landscaping and all screening requirements. The request includes the expansion of the number of auto storage parking spaces on the site. To allow adequate space for this expansion, the applicant is seeking approval for proposed channel improvements to the existing creek. According to the applicant allowing the channel improvements will reduce the risk of flooding at the site. The grading/channel improvements will also allow a reduction of the existing floodplain and floodway area, which presently encroaches into some of the existing vehicular use areas as constructed. A revision to the current Flood Insurance rate map will also be required and will be pursued if the application is successful. Presently there are 236 temporary vehicle parking spaces on the site. The site plan includes the addition of 128 vehicle parking spaces for a total of 335 spaces. With construction of additional parking, the applicant is proposing to channelize Rock Creek between Chenal Parkway and Kanis Road (East) for the purpose of reducing the potential for flooding and to narrow the floodplain and floodway zones to allow more of the applicant’s property to be developable. This portion of the creek planned to be improved is bounded by the Chenal Parkway bridge downstream and the Kanis Road bridge upstream. If the project is constructed as preliminarily planned, the new floodway and floodplain zones will be narrower and located at the top of the new creek bank. The applicant has agreed to dedicate the floodway to the City. With the parking expansion, the applicant requests improvements to Chenal Parkway, Wellington Hills Road, and Kanis Road including bridge improvements to meet the Master Street Plan standards continue to be deferred to 2010. (This date was decided by the original approval of the PCD for the property.) May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 9 The applicant is proposing with the parking expansion to improve Rock Creek from a winding natural, tree lined creek to a linear grass lined channel with 3 to 1 side slopes and a 30 foot wide grassy bottom. The applicant indicates that water velocities will dictate the installation of sub-surface anchoring mats to control the erosion of the side slopes and channel bottom. Rip rap cannot be permanently installed for controlling erosion of the slopes and bottom. The applicant indicates trees not required to be removed by earthwork will remain and be protected with fencing during construction. The grading plan does show a small area along the southeastern portion of the property (east of the new channel not to be disturbed). The applicant indicates earthwork will take about 3 months and desires to begin when all permits are obtained. As mentioned in Public Works comments, staff believes no matter when all permits are obtained work should occur during seasons of low flows. The applicant has provided information from Arkansas Department of Environmental Quality (“ADEQ”) showing Rock Creek not to be on the State’s list of impaired waterbodies. He acknowledges erosion controls will be installed and the earthwork will occur in a phased approach and vegetation will be established on disturbed areas within 21 days of completion of grading in that area. Prior to beginning construction a grading permit must be obtained from Public Works. The grading permit will be issued when all Federal, State, and City approvals and permits except a building permit have been issued. One of the required approvals is the issuance of a Conditional Letter of Map Revision (“CLOMR”) from the Federal Emergency Management Agency (“FEMA”) to prove the creek modifications do not increase the base flood elevation of the creek in the area and for compliance with the National Flood Insurance Program. At the completion of the channelization and grades are set a Letter of Map Revision (“LOMR”) must be obtained from FEMA based on the as-built conditions. Besides FEMA, approval will also be required from the Little Rock District of the US Army Corps of Engineers pertaining to wetlands and work in the waters of the United States. Proof of that approval will be the issuance of a 404 Permit or a Nationwide Permit. The project must also obtain a storm water permit from ADEQ following review of the projects proposed erosion control systems. Other permits required to be obtained are a Special Flood Hazard Permit, approval of the grading and drainage plans, and the landscape plan by the City. To date, a sketch grading and drainage plan has been submitted to the City with other site plans. From what has been submitted, the proposal does not appear to violate any ordinances or plans Public Works is charged with overseeing. It seems to comply with Storm Water, Flood Prevention, and Land Alteration codes and regulations. May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 10 The City Parks Department staff notes in the 2001 Master Parks Plan, it is the City’s intention to construct internal trails that link to the three outer loop trails proposed around Little Rock. In addition, there are a number of other strategies intrinsic in the plan to create a City in a park. To paraphrase a specific strategy that addresses this project, “Create an interconnected multi-functional open space system that is comprised of parks, greenways, riparian areas and floodplains, streets, sidewalks, and trails to link public and private facilities, provide an ecologically responsible green infrastructure, and preserve the “City in a Park” character. Complying with this strategy allows the owner to become a part of a trail system that contributes to the economy, community and the environment. The economic impact will be created by increases in trail opportunities which are in direct proportion to increases in bike and related equipment sales. Trail development provides alternative life style choices, which are attractive to the “creative class”, who as small business owners have demonstrated positive impacts to City economies throughout United States. Building a City that attracts and retains this class provides for an economy that has a higher range in service choices, and enables it to withstand cycles of poor economic performances. The community impact will be through provisions of trails that answer the challenge of obesity and disease in our region. It will encourage social interaction among various socio-economic backgrounds and be the basis for the cultivation of the common good and informed neighborhoods. Trails, with the inherent preservation of natural resources, also provide individuals the psychological benefits of stress relief and attaining higher spiritual levels. Lastly, the environmental impact will be through alternative, cleaner transportation choices, which reduces hydrocarbons, nitrogen oxides and carbon monoxides along with their accompanying adversities of cancer and global warming. With preservation of the stream and riparian areas, the biological diversity will be maintained, which sustains a healthier environment for the human habitat. Preservation of the existing stream flow along with its natural configuration maintains the existing capacities to reduce flooding downstream. It also eliminates the maintenance cost and eventual replacement cost of a channelized stream, and cost of managing steam degradation caused by increases in water velocity and volume. These are but a few of the reasons for working towards a “City in a Park”. Staff is not supportive of the applicant’s request. The request includes the placement of 335 parking spaces for vehicle storage. Staff supported the original application as a temporary use or a holding use. Staff feels with the placement of the additional improvements on the site the use is moving away from the original intent of a temporary use and taking on the feel of a permanent use. In May 24, 2007 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-B 11 addition, the proposed expansion area is located within the regulated floodway of the Rock Creek. Typically the City does not consider development request located within the regulatory floodway. Per Little Rock Code of Ordinances Section 13-62 encroachments are prohibited, including fill, new construction, substantial improvements and other development within the adopted regulatory floodway unless it has been demonstrated through hydrologic and hydraulic analysis performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge. Typically the Commission has not heard application requests prior to receiving all necessary approvals by the various Federal agencies related to floodway issues. Staff concerns are if the site plan is approved the developers may not be able to construct the proposed development as approved due to potential modifications required by the various Federal Agencies during their review process. Staff feels the applicant should seek all approvals prior to this application moving forward for approval of a revision to the site plan. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had amended the request to limit the request to the channelization of the Rock Creek and removed the request for the allowance for expansion of the parking area on the site. Staff stated the applicant had also reviewed the statements provided by Parks Department and the Audubon Society and had noted the areas available for the Rock Creek Trail connection which would be dedicating to the City. Staff stated the concerns mentioned in Audubon’s letter such as the installation of a low flow channel, a meandering stream and ponding areas had been addressed. Staff stated they were now supportive of the request. Staff stated to their knowledge there are no remaining outstanding 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. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 20 FILE NO.: Z-7949-A NAME: Jones Short-form PCD LOCATION: Located at 8013 Mabelvale Cut-off DEVELOPER: Barron and Tonya Jones 8013 Mabelvale Cut-off Mabelvale, AR 72103 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: .75 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: Residential, Office, Hobby Shop, Office-Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,447 adopted by the Little Rock Board of Directors on December 5, 2005, established Tree-Frog Enterprises Short-form PCD. Two properties were proposed for the rezoning from R-2, Single-family to PCD by the applicant; the properties located at 8013 and 8025 Mabelvale Cut-off. The total area encompassed 1.5 acres. There were 2 houses, 2 garages, 2 storage buildings, and one open carport on these adjacent and contiguous properties. Both properties had paved driveways and parking areas for up to 4 vehicles at one, and up to 6 at the other. Additionally, both properties had extensive “permeable parking” areas in the rear, consisting of grass growing over crushed stone. May 24, 2007 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7949-A 2 The owners of 8013 Mabelvale Cut-off had lived on the site for approximately 11 years, and no changes in current use, or construction, were proposed. The residence was used as a residence and home-based business, with a one-person office. There were no visitors to the office. The 2,400 square foot garage / shop building was used for storage and as a garage for repairs to the owner’s automobiles. The owner was also involved in amateur sports car racing, and did some light fabrication and engine building, on occasion. The applicant indicated only automobiles owned by the owner was repair on the site. The applicant also indicated the additional small enclosed building was used as a “garden shed”, for storage of lawn maintenance items. The owners of 8025 Mabelvale Cut-off had lived on this site for approximately 5 years, and no changes in current use, or construction, was being proposed. The residence was used as a residence and home-based business, with a one-person office. There were no visitors to the office. The 1,200 square foot garage / shop building was used as a garage for repairs to the owners’ automobiles. The owners were also involved in amateur drag racing, and some light fabrication and engine building, was done on occasion. Additionally, the owners did minor automobile bodywork and painting. The applicant indicated only automobiles owned by the property owner were repaired on the site. The applicant indicated the additional small enclosed building was used as a “garden shed”, for storage of lawn maintenance items. The applicant indicated both properties exceed the maximum square footage allowable for accessory buildings. The applicant also indicated the owners of 8013 would be changing residences around the end of the year, and wished to continue using the property as they had been, except for the residential component. The applicant indicated the owners of 8025 were not planning any changes, at the time. The applicant’s request was to have the houses approved for O-1 uses, and the garages approved as office / warehouse. Additionally, the applicant’s requested one specified C-4 use: that they be able to store non-running vehicles, outside, on the properties. The applicant indicated in the normal course of the fabrication of racecars, one of the elements was; from time to time, “parts” cars are purchased from which to salvage usable pieces. The applicant indicated a voluntarily limit would be no more than 4 cars per property, and all cars would be stored so as to not be visible from any public thoroughfare. All disassembly and major work would occur inside the garages, and no cars would ever be stored “up on blocks” or in a state of visibly severe disassembly. The applicant indicated the C-4 component of the application be granted only during occupancy by the existing tenants, and did not wish it to transfer to any new tenant or owner. In keeping with the desire to maintain the residential appearance of these properties, a waiver of screening, landscaping and paving requirements, beyond what existed was approved. A 6’ - 7’ chain link fence around the rear of both properties was in place. The west side fence was opaque. The south and east exposures were contiguous with properties with higher or equal grandfathered uses. May 24, 2007 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7949-A 3 A. PROPOSAL/REQUEST: The applicant is proposing a revision to a previously approved PCD for the lot located at 8013 Mabelvale Cut-off. The total area encompassed by the application is approximately .75 acres. There is currently a house, garage, storage building and an open carport on the property. The property has a paved driveway and parking areas for up to six vehicles. Additionally the property has extensive “permeable parking” areas in the rear, consisting of grass growing over crushed stone. The owners recently purchased the property and presently live in the residence. The 2,400 square foot garage/shop building is used for storage and as a garage for repairs to friends and family automobiles. The request is to turn the garage/shop building into an automotive repair business. The owner will continue to reside in the home. The request includes the ability to store from time to time non-running vehicles, outside on the properties. In repairing cars, one of the elements is from time to time “parts” have to be ordered before a car can be completed. Periodically, non-running vehicles will also be delivered by tow truck. Only four (4) non-running cars will be allowed, and all cars would be stored so as to not be visible from any public thoroughfare. All disassembly and major work would occur inside the garages, and no cars will ever be stored “up on blocks” or in a state of visibly severe disassembly. The business will consist of no more than three (3) employees. The garage will be open to the public from 8:00 am to 5:00 pm Monday through Friday and from 8:00 am to noon on Saturday. There will be a drop-off service available, cars will be parked in the parking area in front of the residence. Completed vehicles will remain on the premises no longer than 30 days. An abandon title will be requested and the vehicle will be sold. B. EXISTING CONDITIONS: The site contains a single-family home along with a large shop building near the rear of the property. Mabelvale Cut-off is currently under construction for the 2003 City’s Bond Project widening project. Adjacent to the site is a home also approved for a PCD to allow the use of the property as an automobile repair shop, hobby use, and the residences was approved for the allowance of O-1 uses as alternative uses for the property. Other uses in the area include a non-conforming heavy equipment yard, an Adult Day Care center, “Service Master” a cleaning service office and warehouse, a non-conforming commercial automobile-related business (formerly “Roy’s Starter and Alternator Repair”) currently operated as a race shop and a non-conforming commercial area, of approximately 3 acres, containing multiple buildings used as private warehouses. May 24, 2007 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7949-A 4 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Legion Hut Neighborhood Association, Southwest Little Rock United for Progress, all property owners located within 200-feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Cut Off 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: Sewer available to the property. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Additional fire hydrants may be required. The gate must maintain a minimum opening of 20-feet for access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Routes # 17 and 17A the Mabelvale- Downtown and the Mabelvale-UALR Bus Routes. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow an existing shop building to be used as an automobile repair shop to be operated by the owner of the home located on the site. May 24, 2007 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7949-A 5 The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Cut-off is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Chicot West I-30 South Neighborhood Action Plan. The Economic Development Goal states: “Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide details of the proposed outdoor storage of vehicles. Public Works comments were addressed. Staff stated a right of way dedication to Mabelvale Cut-off may be required. Landscaping comments were addressed. Staff stated screening would be required along the southern and northern perimeters. Staff stated there was no change to the proposed site only a change in the allowable use. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. May 24, 2007 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7949-A 6 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has clearly identified the areas for outdoor storage of vehicles and indicated any additional right of way will be provided to the City as required with the rezoning action of the property. The applicant is proposing a revision to a previously approved PCD to allow an automobile repair shop to operate from the site. There is currently a house, garage, storage building and an open carport on the property. The property has a paved driveway and parking areas for up to six vehicles. Additionally the property has extensive “permeable parking” areas in the rear, consisting of grass growing over crushed stone. The applicant will reside in the home. The 2,400 square foot garage/shop building will be used as an automotive repair business. The business will consist of no more than three (3) employees. The garage will be open to the public from 8:00 am to 5:00 pm Monday through Friday and from 8:00 am to noon on Saturday. There will be a drop-off service available. Cars will be parked in the parking area in front of the residences during non-business hours. Completed vehicles will remain on the premises no longer than 30 days after which time an abandon title will be requested and the vehicle will be sold by the applicant. The request includes the ability to store non-running vehicles, outside on the property in the area identified for vehicle storage. Vehicles will be stored only when a parts order is necessary to complete the vehicle service. A maximum of four (4) non-running vehicles will be allowed on the site. All vehicles will be stored to not be visible from any public thoroughfare. All disassembly and major work will occur inside the garage, and no vehicle will be stored in a state of visibly severe disassembly. Staff is not supportive of the request. The applicant is seeking an amendment of a previously approved PCD to allow an automobile repair shop to locate on the site. Although the site has a history of automotive repair, the history is related to the former owner and his operation of a hobby shop for his personal vehicles and race vehicles. The site is shown as Mixed Use on the City’s Future Land Use Plan which allowed for a mixture of residential, office and commercial uses to occur. Staff does not feel an automobile repair shop, an intense commercial use, should be allowed on the site. There are residential uses in the area which staff feels the automobile repair shop could potentially adversely impact. In addition staff feels with the allowance of this intense commercial activity this could potentially open the door for additional intense commercial uses in this area. Staff feels this type of commercial use should be located in identified commercial area and not in an area identified for commercial, residential and office uses on the plan. May 24, 2007 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7949-A 7 I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of denial. The applicant stated they had bought the home specifically to allow them to open an auto repair shop in the large shop building located on the property. She stated there were only three employees of the business and the hours would be limited to 8:00 am to 5:00 pm Monday through Friday and noon on Saturday. She stated the request was for her and her husband’s sole ownership. She stated once the business grew they would relocate to a site on Chicot Road or an equally commercial area. She stated the business was advertised by word of mouth. She stated screening was addressed and none of the vehicles would be viewed from the adjoining roadways. She stated she had talked with her neighbors and none of them were opposed to the proposed use. The Commission questioned the adjoining uses. Ms. Jones stated the structure immediately west of the site was an adult daycare center. She stated there was also a carpet cleaning service located to the east. She stated north of the site was a contactors storage yard and east of the site was a residential home. She stated the neighbor also repaired cars in a shop building located on his property which was of similar size. She stated south of the site was a warehouse which stored boats and other items. The Commission questioned staff as to if there was a way the request could be supported by them. Staff stated this was an intense commercial use and they felt the use should be limited to commercial areas. Staff stated they did not envision this area with this type uses. Staff stated the site was identified as Mixed Use on the City’s Future Land Use Plan which allowed for a mixture of residential, office and commercial uses. Staff stated the office should be compatible with the residential and the commercial should be more in line with C-1, Neighborhood Commercial uses. The Commission indicated to Ms. Jones with the few Commissioners present it would be difficult to receive the number of positive votes necessary to approve the request. The Commission suggested Ms. Jones contact her neighbors and get letters of support and to get some of the neighbors to come down and speak on her behalf. Ms. Jones requested the Commission defer her item to the July 5, 2007, public hearing. A motion was made to defer the request to the July 5, 2007, public hearing. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 21 FILE NO.: Z-8144-A NAME: Little Rock Housing Authority Cumberland Manor Short-form PD-R LOCATION: Located on East 27th and Cumberland Streets DEVELOPER: McCormack Baron Salazar, Inc. 1415 Olive Street, Suite 310 St. Louis, MO 63103 ENGINEER: Global Surveying 217 West 2nd Street, Suite 100 Little Rock, AR 72201 ARCHITECT: Fennell Purifoy Hammock Architects, PLC 111 Center Street, Suite 1520 Little Rock, AR 72201 AREA: 6.490 acres NUMBER OF LOTS: 2 FT. NEW STREET: 900 LF CURRENT ZONING: MF-24 ALLOWED USES: Multi-family 24 units per acre PROPOSED ZONING: PD-R PROPOSED USE: Multi-family VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated May 9, 2007, requesting a deferral of this item to the July 5, 2007, public hearing. May 24, 2007 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-8144-A 2 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 9, 2007, requesting a deferral of the item to the July 5, 2007, 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 placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 22 FILE NO.: Z-8144-B NAME: Little Rock Housing Authority Metropolitan Village Short-form PD-R LOCATION: Located on East 27th and Cumberland Streets DEVELOPER: McCormack Baron Salazar, Inc 1415 Olive Street, Suite 310 St. Louis, MO 63103 ENGINEER: Global Surveying 217 West 2nd Street, Suite 100 Little Rock, AR 72201 ARCHITECT: Fennell Purifoy Hammock Architects, PLC 111 Center Street, Suite 1520 Little Rock, AR 72201 AREA: 6.490 acres NUMBER OF LOTS: 2 FT. NEW STREET: 900 LF CURRENT ZONING: MF-24 ALLOWED USES: Multi-family 24 units per acre PROPOSED ZONING: PD-R PROPOSED USE: Multi-family VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated May 9, 2007, requesting a deferral of this item to the July 5, 2007, public hearing. May 24, 2007 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-8144-B 2 PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 9, 2007, requesting a deferral of the item to the July 5, 2007, 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 placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. May 24, 2007 ITEM NO.: 23 FILE NO.: Z-8193-A NAME: Rawls Short-form PCD LOCATION: Located at 801 South Chester Street DEVELOPER: C.E. Buddy Rawls 3700 Cantrell Road #904 Little Rock, AR 72202 ENGINEER: McClelland Consulting Engineers, Inc. 900 West Markham Street Little Rock, AR 72201 AREA: 0.50 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District ALLOWED USES: Inside and Enclosed “permitted uses” as allowed in the residential, office and commercial districts of Chapter 36 of the Little Rock Code of Ordinances PROPOSED ZONING: PCD PROPOSED USE: Auto sales outside, Pole signage and UU, Urban Use District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On April 12, 2007, the Little Rock Planning Commission denied a request to rezone the site from UU, Urban Use District to PCD. The request was to allow additional signage, outdoor display of products and inventory and the outdoor sales of automobiles. The hours of operation were 7:30 am to 6:00 pm but were likely to be expanded in the future. The applicant sought approval of a free standing sign, not to exceed 150 square feet in area and 35-feet in height, on an existing sign pole located near the northwest corner of May 24, 2007 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8193-A 2 the property, within the right of way. The sign could include the tenant’s name, fuel prices and associated services. An alternative sign location was indicated on the site plan in the event the first location was concluded inappropriate or unworkable. The request included the temporary placement of a movable, ground-based fuel pricing sign until such signage could be included on the free-standing pole sign. Outdoor display was proposed for the site. The applicant requested the placement of energy and transportation-related products and product displays outside the confines of the building. In addition, the applicant requested the utilization of the site for vehicle sales with total number of vehicles available for sale not to exceed 20 vehicles. A. PROPOSAL/REQUEST: The applicant is now seeking a rezoning of the site from UU to PCD to allow the placement of a monument or pedestal-style sign, place a movable, ground-based fuel pricing sign on the property and allow the placement of three vehicles for sale on the site. In addition the applicant is seeking approval to allow automobile detailing on the site in the rear yard area along side an existing alley. The pedestal-style sign is proposed to be located near the northwest corner of the property. The sign, yet to be designed, would be lighted and include the name of the business, along with that of any tenant’s business and include fuel prices and associated services. The size of the sign will comply with signage typically allowed in office zoning districts. The sign would not exceed six feet in height and sixty four square feet in area. The temporary placement of a movable, ground-based fuel pricing sign is being requested until the construction of the permanent monument sign is completed. The designation of specific sections of the property, outside the confines of the building, for the placement of energy and transportation-related projects, product displays and vehicles, not to exceed three vehicles, for sale are included on the site plan. The vehicles will be placed in the least-intrusive area of the lot, specifically away from the frontage of the property on Chester Street. In addition behind the building the applicant is seeking permission for the use of a portion of the site for outdoor detailing of vehicles. The work will be conducted in full compliance with the water recycling procedures as required by the applicable wastewater regulations, including the use of a mat to capture and re-use water and the proper disposal of the water at the Little Rock Wastewater Department. The designation of this space means these activities will not be visible from Chester Street and would only be briefly visible to vehicles passing on 8th Street. B. EXISTING CONDITIONS: The site is a fuel station located on the corner of Chester and 8th Streets. The area is a commercial/industrial area with a number of uses including office May 24, 2007 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8193-A 3 warehouse, restaurant uses, a television station and the City of Little Rock Central Fire Station. The Chester Street freeway exit ramp intersects Chester Street at 8th Street across from the site. Adjacent to the site 8th Street is a one-way street with west bound travel only. Chester Street is a four lane road, with curb, gutter and sidewalks in place. Signage in the area is limited to building signage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site, all residents located within 300-feet of the site, who could be identified, along with the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route # 15 - the 65th Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Commercial Development to allow outdoor display and May 24, 2007 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8193-A 4 sales of three automobiles and the placement of a ground mounted sign no higher than six feet tall. The request does not require a change to the Land Use Plan. Master Street Plan: Chester Street is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 Chester Street since it is a Minor Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were no technical issues associated with the request remaining outstanding. Public Works comments were addressed. Staff stated a franchise would be required for any improvements located within the right of way. Mr. Rawls stated the request was substantially different than the original application. He stated the request was to allow the placement of three (3) vehicles on the site for sale, the placement of a ground mounted sign and an area for outdoor detailing of automobiles. He stated the area for detailing would fully comply with wastewater requirements for water capture. 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 technical issues raised at the March 22, 2007, Subdivision Committee meeting which required addressing. The applicant is seeking a May 24, 2007 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8193-A 5 rezoning of this site from UU, Urban Use District to PCD to allow additional signage, outdoor display of products and inventory and the outdoor detailing and sales of automobiles. The property has served as an automobile care center/service station for decades. There are no plans for any external changes to the building. The applicant is seeking approval of a free standing sign, not to exceed six feet in height and 64 square feet in area. The site plan indicates a general location of the sign which is located near the northwest corner of the property and is potentially located within the right of way near an existing pole of a previous sign. The request includes the temporary placement of a movable, ground-based fuel pricing sign until the permanent signage can be constructed. Per the UU, Urban Use District zoning classification off-premise, pole and monument signs are not allowed. Otherwise, signage is allowed as permitted per Section 36-553, Signs permitted in Institutional and Office zones. On the street level, the maximum area of signage may be doubled if at least 50 percent of the street-level office and retail space has direct access to the street. Outdoor display is proposed for the site. The applicant is requesting the placement of energy and transportation-related products and product displays outside the confines of the building in a specific location near the front door area of the building. The request includes an area located behind the building for use as automobile detailing. The area is located adjacent to the alley along the rear of the building on the eastern side. In addition the applicant is requesting the utilization of the site for vehicle sales with total number of vehicles available for sale not to exceed 3 vehicles. Permitted uses in the UU, Urban Use District include those allowed in the residential district, office district and commercial district as permitted uses, except that all uses must be inside or enclosed. Conditional uses include those allowed in the I-2, Light Industrial District as permitted uses except that all uses must be inside or enclosed. Staff is not supportive of the requested signage. The UU, Urban Use District was designed to assure the continuation of development consistent with a traditional urban form. The urban use district is designed to help create a compact, dense, distinguishable core area and is established in order to provide for an urban form allowing mid-rise and high-rise structures. The district is to provide for the office, civic and business core of the City. The Development Criteria addressed eleven (11) key elements with signage being one of the elements. As noted above off-premise, pole and monument signs are not allowed. Otherwise, signage is allowed as permitted per Section 36-553, Signs permitted in Institutional and Office zones. Staff feels the ordinance should be adhered to related to the May 24, 2007 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8193-A 6 allowable signage since the district is very limited on the specific issues the zoning district chooses to address. With regard to the utilization of the site with outdoor activities, staff does not support this aspect of the request either. The Use Regulations outline the activities which can take place on UU, Urban Use District zoned sites. The only allowable uses prohibited per the residential, commercial and office zones are the uses which include outdoor activity. Staff does not feel the placement of outdoor activities is appropriate for this site. The site is located at a key entrance to the District. Staff does not feel this site is appropriate for outdoor sales of automobiles or outdoor automobile detailing activity. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were registered objectors present. The Chair informed the applicant presently there were five (5) Commissioners present which did not allow adequate member present to conduct business. The Chair informed the applicant his request would be placed on the Commission’s June 7, 2007, public hearing docket for consideration. May 24, 2007 ITEM NO.: 24 FILE NO.: Z-8208 NAME: River Market Tower Short-form PCD LOCATION: Located on the East side of Rock Street, Between East 3rd and East 4th Streets DEVELOPER: Moses, Tucker Real Estate 200 South Commerce Street, Suite 300 Little Rock, AR 72201 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.26 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: UU ALLOWED USES: Inside and Enclosed “permitted uses” as allowed in the residential, office and commercial districts of Chapter 36 of the Little Rock Code of Ordinances PROPOSED ZONING: PCD PROPOSED USE: Commercial/Residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: River Market Tower will be Little Rock’s most innovative approach to condominium living. Situated at the south end of the River Market District in a project to be known as “River Market Place”, the tower will be Moses Tucker Real Estate’s fourth condominium project in the neighborhood. River Market Tower will combine the best of Little Rock’s downtown amenities with a building of unique character and highest quality. May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-8208 2 River Market Tower will be located on the block bounded by Third, Fourth, Rock and Commerce Streets. In addition, to the residential tower, the block will include a 119 room Hampton Inn and Suites Hotel to be developed by the McKibbon Hotel Group of Gainsville, Georgia (the same group that owns and operates the Courtyard Marriott in First Security Center) and a renovated Tuf-Nut Loft Building (located on the southwest corner of the block) to include approximately 6,000 square feet of new retail space along Commerce Street. Residents of the Tower will enjoy the exciting amenities of the River Market District including the Market Hall, Downtown Library, Clinton Presidential Library and numerous restaurants and shops. The new downtown gourmet grocery being developed at 300 Third Tower will be just across the street. Access to the River Rail Trolley system will be available at the corner of 3rd and Commerce Streets. Bikers and joggers will be only three blocks away from the new River Trail. River Market Tower will offer approximately 150 units of residential condominiums, approximately 400 structured parking spaces for owners and ground floor retail space. An urban garden in the center of the block with a water feature will link to Third Street through a 35-foot wide “paseo”. The building will be primarily clad with a glass curtain wall that offers unusual amounts of windows to its residents. Brick will accent the building, particularly on the lower levels. Immediate views will include the Clinton Library and Arkansas River to the east, the River Market to the north and the downtown Little Rock skyline to the west. River Market Tower will be a 20-story high rise project with supporting ground level retail. There will be approximately 150 residential units, approximately 6,000 square feet of ground-floor retail space and approximately 400 parking spaces. The commercial space will front on Third Street, while the residential units will occupy floors five through nineteen. The building will be capped with a party room and observation terrace on the twentieth floor. The building will be a modern, cast-in-place concrete structure with expansive glass walls in all units. Brick will accent the base of the building and portions of the tower. The tower will sit atop the building garage, which will cover the west half of the block. A pedestrian walkway (“paseo”) will abut the east side of the tower connecting Third Street to a small, urban plaza in the center of the block. The new Hampton Inn and Suites Hotel and renovated Tuf-Nut retail space will surround the plaza. The entire investment in the block will have a market value in excess of $82 million. River Market Tower will contain a mix of unit types and sizes, including contemporary loft and traditional condominium units. Units on floors six through May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-8208 3 seventeen will average 1,200 square feet, inclusive of balconies and will be completely finished. Shell units will comprise floors eighteen and nineteen (a total of ten) averaging 2,800 square feet in size. Buildings amenities will include a fitness center, concierge service, swimming pool and gardens, tennis court and basketball court. B. EXISTING CONDITIONS: The Tuf-Nut building is located on the northeast portion of the site. The remainder of the site is vacant. East of the site is the Acxiom building and north of the site is the Arkansas Capitol Commerce Center and parking deck. Northwest of the site is the 300 Third Tower and commercial and residential tower nearing completion. There is a surface parking lot located to the northeast of the site and the Downtown post office branch is located to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Downtown Neighborhood Association, the River Market Neighborhood Association, all residents, who could be identified, located within 300-feet of the site and all property owners located within 200-feet of the site 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. Section 31-403 of the Little Rock code requires streetlights. 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. 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. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-8208 4 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. Please submit plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route # 12 – the Presidential Library/Airport Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Commercial Development to allow the construction of street level retail, 150 units of residential condominiums and a parking structure for approximately 400 automobiles. The request does not require a change to the Land Use Plan. May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-8208 5 Master Street Plan: Third Street is shown as a Minor Arterial on the Master Street Plan. 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. Rock Street and Fourth Street are both shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area 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. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Downtown Neighborhood Action Plan. The Community Preservation goal states: “Double our population from 7,000 to 14,000 in the next 15 years.” The 150 proposed units in this application would increase the population of this area significantly. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Landscaping will be required with any onsite paving. 3. Street trees are required per the Urban Use District requirements. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant provide the total number of units in the Tuf-Nut Building. Mr. Moses stated there were 31 units in the Tuf-Nut Building. Staff also requested the applicant provide the location of the proposed trash dumpsters and details of any proposed building signage. Public Works comments were addressed. Staff stated streetlights would be required and installed prior to final platting or certificate of occupancy. Staff also stated a franchise agreement from Public Works would be required for any improvements located in the right of way. Landscaping comments were addressed. Staff stated street trees were required per the Urban Use District. Staff also stated landscaping would be required with any onsite paving. May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-8208 6 Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has indicated the location of the proposed dumpster facilities and indicated building signage will be utilized within the development consistent with signage allowed in the UU, Urban Use District. River Market Tower will contain a mix of unit types and sizes, including contemporary loft and traditional condominium units. Units on floors six through seventeen will average 1,200 square feet, inclusive of balconies and will be completely finished. Shell units will comprise floors eighteen and nineteen (a total of ten) averaging 2,800 square feet in size. Buildings amenities will include a fitness center, concierge service, swimming pool and gardens, tennis court and basketball court. The building will be a modern, cast-in-place concrete structure with expansive glass walls in all units. Brick will accent the base of the building and portions of the tower. The tower will sit atop the building garage, which will cover the west half of the block. The urban garden/“paseo” will abut the east side of the tower connecting Third Street to a small, urban plaza in the center of the block. The UU, Urban Use District typically regulates building materials. The District allows façade materials to be standard construction materials, except corrugated or ribbed materials. River Market Tower will be a 20-story high rise project with supporting ground level retail. There will be approximately 150 residential units, approximately 6,000 square feet of ground-floor retail space and approximately 400 parking spaces. The commercial space will front on Third Street on the ground floor, while the residential units will occupy floors five through nineteen. Parking will be located on floors one through four. The building will be capped with a party room and observation terrace on the twentieth floor. The UU, Urban Use District typically allows a maximum building height including bonuses of fifteen stories and two hundred twenty-five feet. The applicant is seeking a variance from this typically minimum standard to allow 20-story high rise building on the site. The Tuf-Nut building will be remodeled to include residential and retail space. There will be 31 residential units in the Tuf-Nut building and 5,000 square feet of ground level retail. In addition the UU, Urban Use District typically allows a maximum density per the R-6, high-rise apartment district or 72 units per acre. The site contains May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-8208 7 1.26 acres and is proposed with 181 units (150 River Market Tower – 31 Tuf- Nut). The applicant is seeking a variance from the typical minimum ordinance standard to allow the increased density. Per the current zoning a maximum of 90 units would typically be allowed. The hours of operation of the retail space are consistent with commercial uses in the area. The anticipated hours are from 7:00 am to 11:00 pm seven days a week. Signage is proposed to consist of building identification – wall signage on each façade and wall signage for the retail space will not be located above the fourth floor (parking deck). Staff is supportive of the request. Staff feels the development of this high-rise mixed use project on the site should have a positive impact on the area. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the applicant has done a good job in minimizing any impacts of the indicated variances from the typical standards of the UU, Urban Use District zoning regulation. I. STAFF RECOMMENDATIONS: 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 a 20-foot permanent no build easement be established on the west property line between the Tuf-Nut building and the proposed new River Market Tower. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation a 20-foot permanent no build easement be established on the west property line between the Tuf-Nut building and the proposed new River Market Tower. Staff also presented a recommendation the applicant comply with airport zoning and FAA regulations regarding the height of the structure. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position.