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pc_09 27 2007sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD SEPTEMBER 27, 2007 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being nine (9) in number. II. Members Present: Jeff Yates Lucas Hargraves Robert Stebbins Troy Laha Jerry Meyer Fred Allen, Jr. Mizan Rahman Chauncey Taylor Darrin Williams Members Absent: Pam Adcock 1 Open Position City Attorney: Debra Weldon III. Approval of the Minutes of the August 16, 2007 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA SEPTEMBER 27, 2007 OLD BUSINESS: Item Number: File Number: Title A. 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 Commercial. A.1. Z-6245-B Kanis/Kirby Rezoning from R-2 to C-3 and O-3, located on the Northeast corner of Kanis and Kirby Roads. B. Z-8234 America Best Inns and Suites Short-form PCD, located on Mabelvale Pike at I-30, near 10200 I-30. C. S-1581 Broadway Ice and Vending Subdivision Site Plan Review, located on the Northeast corner of 12th and Broadway Streets. NEW BUSINESS: I. PRELIMINARY PLATS: Item Number: File Number: Title 1. S-1538-A Gateway Towne Center Revised Preliminary Plat, located on the Northwest corner of I-30 and I-430. 2. S-1589 Summerwood Addition Preliminary Plat and Land Alteration Variance Request, located on the Southeast corner of Otter Creek Road and Stagecoach Road. Agenda, Page Two II. SITE PLAN REVIEW: Item Number: File Number: Title 3. S-1501-E Dassault Falcon Jet Subdivision Site Plan Review, located at 3801 East 10th Street. 4. S-1528-A Kroger Fuel Center Subdivision Site Plan Review, located at 8415 West Markham Street. 5. S-1588 Mid-Towne Condominiums Subdivision Site Plan Review, located at 8120 West Markham Street. 6. S-1590 The Colonies at Otter Creek Subdivision Site Plan Review, located on the Southwest corner of Baseline Road and Wimbledon Loop. 7. S-1591 Stagecoach View Center Subdivision Site Plan Review, located on the Northwest corner of Stagecoach Road and I-430. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title 8. Z-4768-C Valley Oaks Court Revised Long-form POD, located on Mabelvale West Road, just east of the South Loop. 9. Z-7381-A Heifer International Revised Long-form POD, located at 1 World Avenue. 10. Z-7879-B Boyd Homes Revised Short-form PD-R, located at 614 Rock Street. 11. Z-8049-A AA Storage at Shackleford Road Revised Long-form PCD, located at 4324 South Shackleford Road. 12. LU07-14-01 A Land Use Plan Amendment in the Geyer Springs East Planning District on Baseline Road east of Scott Hamilton from Mixed Office Commercial and Park/Open Space to Commercial. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title 12.1 Z-8258 Gilliam Short-form PCD, located at 3200 Baseline Road. 13. Z-8259 Sonic Drive-in Baseline Road Short-form PCD, located at 4501 Baseline Road. 14. Z-8260 Coulson Oil Company Short-form PCD, located on the Northeast corner of Stagecoach and David O Dodd Roads. 15. Z-8261 Doggy Daycare Short-form PCD, located at 501 Rector Street. 16. MSP07-01 A Master Street Plan Amendment to remove a proposed Collector from Aldersgate Road to Shackleford Road in the I-430 Planning District. 16.1 LU07-11-03 A Land Use Plan Amendment in the I-430 Planning District at the 3100 block of South Shackleford Road from Office, Multi-family and Park/Open Space to Mixed Use. 16.2 Z-8262 Rowan Village Long-form PCD, located on Aldersgate and South Shackleford Road. 17. LU07-04-01 A Land Use Plan Amendment in the Heights/Hillcrest Planning District at the 300 block of North Van Buren from Single Family to Mixed Use. 17.1 Z-8263 Nails by Kimmie Short-form PD-C, located at 310 North Van Buren Street. 18. Z-8264 Downtown CDC Short-form PD-R, located at 1802 Rock Street. September 27, 2007 ITEM NO.: A 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. September 27, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU07-18-01 2 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. September 27, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU07-18-01 3 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 September 27, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU07-18-01 4 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 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. September 27, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU07-18-01 5 STAFF UPDATE: There have been no changes made to this application. PLANNING COMMISSION ACTION: (JULY 5, 2007) The item was placed on the consent agenda for deferral. By a vote of 8 for, 0 against, 2 absent and one open position the consent agenda was approved. STAFF UPDATE: The applicant has requested that this application be amended. Whereas the original amendment was a request to change to Service Trades District, now the applicant is requesting a change from Mixed Office Commercial to Commercial on the northwest corner of Kanis and Kirby Roads. Commercial would allow a broad range of retail and wholesale activities and intensities similar to those sited in the above analysis. These activities could vary in type and scale. A change to Commercial would bring more traffic into this area. Staff recognizes that this is an arterial intersection, but feels that Mixed Office Commercial is the most intense use that would be appropriate for this location. Staff has not been shown a need to remove the requirement for some office in any development at this location nor the desirability for anything more than one-hundred percent office to be reviewed with a Planned Zoning District. Staff continues to feel that the Kanis Study findings are relevant and that the Mixed Office Commercial recommended at that time is still appropriate. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The item was placed on consent agenda for deferral to September 27, 2007. By a vote of 7 for, 0 against the consent agenda was approved. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: A.1 FILE NO.: Z-6245-B NAME: Kanis/Kirby Rezoning from R-2 to C-3 and O-3 LOCATION: Located on the Northwest 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 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: None requested. SURROUNDING LAND USE AND ZONING North – R-2, Single-family District – Single-family Residences and PD-O for an office use South – Vacant - Conceptual PCD presently at the Board of Directors for approval to establish uses and create lots (August 6, 2007) East – R-2, Single-family District – Single-family Residences West – C-1, Neighborhood Commercial - Vacant - PCD zoning for a convenience store with gas pumps at the Board of Directors on appeal of the Planning Commission’s recommendation of denial (August 6, 2007) September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6245-B 2 A. PUBLIC WORKS COMMENTS: 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. Per the Master Street Plan an additional 10 feet of right-of-way is required to be dedicated for the right turn lane onto Kirby Road. 2. Asbury Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Kirby Road. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Asbury Road. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5- foot sidewalks with the planned development. The back of curb should be located 33 feet from centerline. A right turn lane should be installed at the Kanis Road-Kirby Road intersection. The right turn lane should be provided with 150 feet of stacking distance and 100 foot taper. 7. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Kirby Road including 5- foot sidewalks with the planned development. The back of curb should be located 18 feet from the centerline. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Asbury Road including 5- foot sidewalk with the planned development. The back of curb should be located 18 feet from centerline. 9. The future driveway on Kanis Road must align with Woodlands Edge Trail. If future driveways are proposed on Kanis Road they must be right in/right out only and meet the City driveway spacing criteria. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6245-B 3 12. 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. 13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 14. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 15. 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. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a dedicated CATA Bus Route. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, 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. LAND USE ELEMENT: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning from R-2, Single-family to C-3, General Commercial District and O-3, General Office District. A land use plan amendment for a change to Commercial and Office is a separate item on this agenda (LU07-18-01). 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6245-B 4 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. 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: “Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood-friendly and better quality developments.” E. STAFF ANALYSIS: The applicant owns approximately 10 acres located north of Kanis Road at the intersections of Kirby and Asbury Roads. The property is currently zoned R-2, Single- family and C-1, Neighborhood Commercial and the applicant is requesting to rezone the property to O-3, General Office District and C-3, General Commercial District excluding Convenience food store with gas pumps, Beverage shop and Bar, lounge or tavern as allowable uses for the property with Planning Commission site plan review and approval prior to development. As separate items on this agenda the applicant is seeking preliminary plat approval (S-1582) to allow the creation of two lots with 3.49 acres proposed for C-3 zoning and .97 acres proposed for office zoning and an amendment to the City’s Future Land Use Plan (LU07-18-01) to change the Plan from Mixed Office Commercial to Commercial. This rezoning request is proposed to allow future development of the property. Ordinance No. 17,442 adopted by the Little Rock Board of Directors on April 1, 1997, rezoned a portion of this site (0.34 acres) from R-2, Single-family to C-1, Neighborhood Commercial. The site contains a number of residences both site built and manufactured homes and a building constructed for a commercial use a number of years ago now being used as a residence. There is a property to the north on Asbury Road zoned PD-O currently being used as an office for Davis Forestry. To the north on Kirby Road the property is zoned R-2 with a CUP which was approved to allow a manufactured home on the property. To the southeast is a newly developing single-family subdivision with attached and detached residential structures. South of the site is property presently zoned O-3, General Office District and C-1, Neighborhood Commercial District being considered for rezoning by the Board of Directors on August 6, 2007, to PCD to create lots and establish uses for the Woodlands Edge overall Master Plan. To the west of the site is a vacant property currently zoned C-1, Neighborhood Commercial District. The property is to be considered by the Board of Directors on August 6, 2007, for a rezoning to PCD to allow a convenience store with gas pumps and a carwash. Northwest of the site is a property zoned PD-R which was approved to allow the construction of attached single-family homes. The City’s Future Land Use Plan designates this property as “Mixed Office Commercial”. A land use plan amendment for a change to a portion of this site to Commercial is a separate item on this agenda (LU07-18-01). September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6245-B 5 Staff is not supportive of the C-3, General Commercial District portion of the rezoning request. The entirety of the property is identified on the City’s Future Land Use Plan as Mixed Office Commercial, which provides for a mixture of office and commercial uses to occur. Acceptable uses include office or mixed office and commercial uses. A planned zoning district is required if the use is mixed office and commercial. As previously stated the applicant is seeking a change to the City’s Future Land Use Plan as a separate item on this agenda for the commercial portion of the rezoning application. Staff is not in support of the change to the City’s Future Land Use Plan allowing this area to become designated as Commercial. The Kanis Road corridor has been reviewed a number of times in the recent past and it has generally been determined the current land use designations are acceptable to allow for the future growth and development of the area. An established single-family neighborhood is located immediately north of the site, which in staff’s opinion, should be coddled to limit the potential impacts of intense commercial activities in their back yard. South and southwest of the site is property currently being considered by the Board of Directors for rezoning to a Planned Commercial Development to establish uses and create lot layouts for future development. This area is being developed as a part of the overall Master Plan for the Woodlands Edge Subdivision. This item is scheduled to be heard by the Little Rock Board of Directors on August 6, 2007. Staff feels the zoning of the property should not be approved and the future development be in-line with the City’s Future Land Use Plan designation of Mixed Office Commercial. The present designation would allow for office development on the property. Staff would support a rezoning to O-3, General Office District for the entirety of the property or development in some manner as a Planned Zoning District as required by present Future Land Use designation. Staff feels that C-3, General Commercial District zoning at this location could have an adverse impact on the surrounding residential uses. F. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 10, 2007, requesting a deferral of this item to the September 27, 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 7 ayes, 0 noes, 3 absent and 1 open position. September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6245-B 6 STAFF UPDATE: (SEPTEMBER 27, 2007) The applicant has amended the application from a proposed rezoning from C-1, Neighborhood Commercial District and R-2, Single-family District to C-3, General Commercial District and O-3, General Office District to a rezoning from C-1, Neighborhood Commercial District and R-2, Single-family District to Conceptual PCD. The site plan includes an overall development plan with two lots currently proposed. A single drive is indicated from Kanis Road and the applicant has indicated at the time of development they will work with Public Works staff to determine the best location for any additional drives. The total project will not exceed 80,000 square feet of gross building area and 40 percent building coverage. The maximum commercial building area will not exceed 60,000 square feet with office uses occupying a minimum of 20,000 square feet. Restaurant square footage will not exceed 6,000 square feet if constructed as a stand alone building and if located within strip center the total square footage for the restaurant use shall not exceed the minimum parking standards as established by the zoning ordinance. The request includes the utilization of the permitted uses listed in the O-3, General Office District and the permitted uses in the C-3, General Commercial District classification excluding the following listed uses: Bar, lounge or tavern, Beverage shop, Cabinet or wood working shop, Cigar, tobacco and candy store, College dormitory, College fraternity or sorority, Convenience store with gas pumps, Establishment for the care of alcoholic, narcotic or psychiatric patients, Feed store, Group care facility, Hospital, Lodge or fraternal organization, Parking, commercial lot or garage, Pawnshop, Private club with dining or bar service, Recycling facility, automated and Service station. The development of the overall property will be completed in phases. With the Conceptual PCD plan, each phase of development, beginning with Phase I, will require review and approval by the Planning Commission and Board of Directors. As part of the conceptual PCD proposal, the applicant has agreed to a set of development criteria to be placed of the future development of the property. The development criteria includes conditions related to right of way improvements, grading/excavation, landscaping/buffering, signage, site lighting, dumpsters, building design/orientation, as well as other issues. The following list the proposed development criteria: • All portions of the property shall be landscaped in compliance with the City’s minimum landscape and buffer ordinances. The landscape and buffer ordinance review will be based on the site as a whole rather than individual lots, therefore distances of the required buffers will be based on the depth or width of the entire site as applicable. • A landscape plan stamped with the seal of a registered landscape architect and an automatic irrigation system will be required as each building permit is submitted or a plan for the entire project may be submitted with the first phase of the development. September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6245-B 7 • The site development must be designed to provide adequate internal pedestrian circulation. • All wall signage and directional signage must comply with the City’s Zoning Ordinance, unless otherwise approved by the Planning Commission during the site plan review process. • The development will be limited to two ground mounted monument signs located at the street intersections with a single development sign located at the entrance to the proposed development. All signs shall be a maximum of 100 square feet in area and a maximum of 8 feet in height. • The total project building construction shall not exceed 80,000 square feet. • The commercial/retail portion of the development shall not exceed a total of 60,000 gross square feet of floor area with a maximum of 6,000 square feet of restaurant space if constructed in a stand alone building. The square footage of a restaurant located within a strip center shall not exceed the minimum parking standards as established by the zoning ordinance. • Buildings constructed on the office portion of the development shall be at least 25% of the total development or a total of 20,000 square feet of the total gross floor area of the project. • All site lighting must be low level and directional, directed downward and into the site. • Any dumpster or trash receptacle must be oriented away from the abutting roadways and must be screened as per the City’s Zoning Ordinance requirements. • Servicing of the dumpster or trash receptacles must be during daylight hours only. • The design of the buildings must be approved by the Planning Commission during the site plan review process. The buildings must be designed as 360 degree building when the rear of the building is proposed abutting an adjoining roadway. • All service/loading dock doors shall be oriented away from the abutting streets and provide proper screening. • The maximum building height on the property will not exceed 35 feet unless approved by the Planning Commission. Staff is supportive of the proposed “Conceptual PCD” zoning. Staff feels the list of development criteria adequately addresses the future development of the site. Staff feels the review and development of each phase adhering to these conditions/criteria will assure orderly development of the site. Staff feels the conceptual PCD is a good option for development of this property and although a not much used process has worked well in the past. A good example of a conceptual PCD is “The Village at Rahling Road”. This development had an initial commercial phase, with additional office and commercial uses being phased in. Each phase of development is reviewed and approved by the Planning Commission and Board of Directors prior to construction. Staff feels the proposed September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6245-B 8 Conceptual PCD zoning will have no adverse impact on the surrounding properties or the general area. The accompanying amendment to the City’s Future Land Use Plan is to be withdrawn since the current amended application request to Planned Commercial Development to allow an office/commercial mixed use development complies with the land use plan classification for the property of Mixed Office Commercial. Staff recommends approval of the amended request as outlined in the staff update to rezone the site from R-2, Single-family and C-1, Neighborhood Commercial to PCD subject to compliance with the comments and conditions as noted in the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the amended application request to rezone the site from R-2, Single-family and C-1, Neighborhood Commercial to PCD as outlined in the staff update subject to compliance with the comments and conditions as noted in 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: B FILE NO.: Z-8234 NAME: America Best Inns and Suites Short-form PCD LOCATION: Located on Mabelvale Pike at I-30, near 10200 I-30 DEVELOPER: Nykesh Patel 300 Markham Center Drive Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: .99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family District and C-3, General Commercial District ALLOWED USES: Single-family and General Commercial PROPOSED ZONING: PCD PROPOSED USE: Hotel VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of this .92 acre site from R-2, Single- family District and C-3, General Commercial District to PCD to allow the construction of a two story motel. The motel is proposed with 32 rooms and 34 parking spaces. B. EXISTING CONDITIONS: The site is a graveled lot fronting Mabelvale Pike. There are commercial uses located adjacent to the site accessed from the I-30 Frontage Road. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 2 Uses in the area include a hotel, a restaurant, motorcycle sales, a liquor store, and the Arkansas State Highway and Transportation Department offices. Immediately north of the site is a paved parking lot serving the Highway Department and a Highway Department maintenance building. The I-30 Access Road is one-way adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Town and Country Neighborhood Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Pike 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. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with the planned development. 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. 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. 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. 6. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 7. 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. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Capacity Contribution Fee charge maybe required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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. 4. Please submit two copies of the plans for the private fire line, if applicable, to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 5. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #17 – the Mabelvale- Downtown Route. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3, General Commercial and R-2, Single Family to Planned Commercial Development to allow the construction of a hotel containing 36 rooms including a manager’s residence. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike 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. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class III bike route is shown along Mabelvale Pike according to the Master Street Plan bicycle section. 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 65th Street West Neighborhood Action Plan. The Land Use and Zoning goal states, “Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses.” Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum nine foot (9’) wide landscape strip around the site’s perimeter. 3. A small amount of building landscaping is required. 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. The proposed plan does not currently reflect this minimum. 5. The zoning buffer ordinance requires a nine foot (9’) wide landscape buffer along the northern and eastern property lines next to the residentially zoned properties. Seventy percent of this area is to remain undisturbed. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 5 6. 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 and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year-around requirement. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated the parking as indicated caused conflicting traffic movements by backed into the access easement. Staff questioned the location of the proposed dumpster facility and questioned if the hours of service would be limited to daylight hours. Staff stated the site plan should include the location and total area of all proposed signage including building and ground mounted signage. Public Works comments were addressed. Staff stated street improvements to Mabelvale Pike would be required at the time of development. Staff also stated a grading permit would be required prior to any clearing on the site. Staff stated since the site was less than one acre the storm water detention ordinance did not apply to development of the site. Landscaping comments were addressed. Staff stated the site plan did not include the required street buffer along Mabelvale Pike. Staff also stated the site plan did not include the required interior landscaping or the required building landscaping. 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 addressing most of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has provided the proposed building elevations, included the September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 6 proposed signage plan and removed the parking space backing into the access easement. The revised site plan includes right of way dedication and construction of street improvements per the Master Street Plan. The revised site plan does not indicate sufficient building landscaping as required per the Landscape Ordinance. Minimum street buffering per the Zoning Ordinance is shown. The site plan appears to be very close on the required interior landscaping. The Landscape Ordinance typically requires a minimum of eight percent of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 150 square feet in area. Any variance from this typical minimum standard will require approval from the City Beautiful Commission. The revised plan does not include the placement of building landscaping. The landscape strip must be a minimum of three feet in width. It appears the applicant could relocate the building and reduced the pavement to meet this typical minimum requirement. The Zoning Ordinance typically requires a nine foot (9’) wide landscape buffer along the northern and eastern property lines next to the residentially zoned properties. Seventy percent of this area is to remain undisturbed. The revised site plan is indicated with this minimum landscape strip. Typically 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 these perimeters to screen the residentially zoned or used property. The applicant is seeking relief of this typical requirement. Although the adjoining properties are zoned residentially the uses are non-residential including a hotel and a paved parking lot. Staff is supportive of this request. The site plan includes the placement of 32 rooms and 34 parking spaces. Typically a hotel use would require the placement of one parking space per guest room, plus an additional ten percent of the total of all parking spaces is required for developments larger than twenty rooms for employees and non-guests patronizing meeting rooms, restaurants and other facilities. The site plan as proposed would typically require the placement of 35 parking spaces. The site plan does not include the placement of signage. Staff recommends a single ground mounted sign be allowed along Mabelvale Pike. The sign should be consistent with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage is proposed on the front of the building facing into the parking lot and on the street side facing Mabelvale Pike. The building is proposed as a two story building with a maximum height of 36-feet. The building is proposed constructed with the lower portion of the wall bricked and the remaining wall constructed of dryvit or a stucco material. The roof will be a non-reflective roofing material. The site plan includes the placement of an office, laundry and living quarters. A food preparation area is indicated along with a storage room. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 7 The food preparation area will consist of heating of breakfast foods such as items typically served as continental breakfast foods. The setbacks as proposed do not meet typical setbacks per the commercial zoning district. Typical setbacks include a 25-foot front and rear yard setback and 15-feet along the northern perimeter. The site plan as indicated allows a 9-foot 8-inch setback along the north and a 14-foot front yard and a 15-foot rear yard setback. Per the Planned Zoning District Ordinance a minimum of ten to fifteen percent of the PCD area shall be designated as landscaped open space not to be used for streets or parking. The applicant has not provided staff with the total area designated as landscape open space. The site plan as indicated does not appear to meet this typical minimum requirement. Staff is not supportive of the proposed request. The site plan includes inadequate parking, setbacks less than typical minimum ordinance standards and landscaping very near or less than the typical minimum ordinance requirement. Staff feels the site is being developed to maximize development with buildings and parking and the developer is paying little attention to site design. Staff feels the overall intensity of the development should be reduced to allow adequate parking, setbacks and sufficient landscaping. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 15, 2007, requesting a deferral of this item to the September 27, 2007, public hearing. Staff stated the deferral request would required 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. The Chair entertained a motion for a waiver of the By-laws with regard to the late deferral request. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 8 STAFF UPDATE: (SEPTEMBER 27, 2007) The applicant submitted a revised site plan addressing a number of concerns previously raised by staff. The applicant has indicated additional building landscaping and indicated building setbacks as typically required for commercially zoned property. The revised site plan indicates the placement of a 25-foot building setback along the street side and a 25-foot rear yard setback. The northern building setback has been indicated at 15-feet as typically required in the commercial zoning district for C-3, General Commercial District. The maximum building height has been indicated at 35-feet also as typically allowed in the C-3, General Commercial District zoning classification. A total of 32 rooms are proposed with 34 parking spaces. Based on the typical minimum requirement for hotel parking, 35 spaces would typically be required. Although the site is not providing adequate parking to meet the typical minimum parking demand, staff does not feel the reduced number of parking spaces will significantly impact the development or the area. The revised plan indicates the placement of building landscaping in compliance with the requirements of the landscape ordinance. The applicant has indicated plantings will be installed and pots of seasonal color will be added to the site to soften the building and parking areas. Staff previously raised concerns with the proposed development indicating they felt the developers were maximizing the development with buildings and parking and paying little attention to the site design. Although the development is still intense, the developers are coming nearer meeting the typical minimum ordinance requirements of the various ordinances. To staff’s knowledge there are no remaining technical issues associated with the request. Staff recommends approval of the request, as revised, subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommends of approval of the request, as revised, subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Pat McGetrick addressed the Commission on behalf of the applicant. He stated the developers were proposing the construction of a new facility on the site meeting most of the typical minimum ordinance standards for commercially zoned property. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 9 Ms. Pat Gee addressed the Commission in opposition. She stated she was Vice President of Southwest Little Rock United for Progress. She stated the concern was the density of the development. She stated what affected Southwest Little Rock affected the entire City. She stated presently the area was having problems with various hotel/motel facilities and did not feel the addition of another facility was a good addition to the area. She stated visitors to the City traveled I-30 and their first impression of the City was gained by these establishments. She requested the Commission deny the request. Mr. Oley Rooker addressed the Commission in opposition of the request. He stated the area was very congested with the traffic from the Highway Department and the traffic exiting the freeway to travel Baseline Road. He stated he felt the addition of the hotel/motel would only add to the congested area. He stated the development of the hotel/motel as proposed was too much for the property. He requested Traffic Engineering prepare a traffic study to determine the full impact of the development prior to approval. Mr. McGetrick stated the developers were proposing the construction of a new facility on the site. He stated the area was a commercial area with a motel to the east, a parking lot to the north, motorcycle sales and service to the south and a liquor store. He stated a large office user was located across Mabelvale Pike. He stated traffic which would be generated from the facility would not be significant due to the limited number of rooms. The Commission questioned if the facility would contain a restaurant. Mr. McGetrick stated the business would provide continental breakfast but would not provide a full service restaurant. The Commission questioned the occupancy rates for area hotels and when the newest hotel was completed. Mr. McGetrick stated the occupancy rates ranged from 70 to 80 percent depending on how the area was defined. Staff stated the newest hotel was constructed in 2005 on South University Avenue. The Commission questioned which portion was zoned C-3, General Commercial District. Staff stated a small sliver along the southern perimeter appeared to be zoned C-3, General Commercial District. Commissioner Laha stated the neighborhood was opposed to the request. He stated crime was a concern and felt the addition of the hotel would add to the criminal element. Commissioners Allen and Williams indicated applications should be judged on their merits and not compared to existing or previous businesses. They stated if the business became an issue then it would become an enforcement issue to be handled by the police department. September 27, 2007 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8234 10 There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 8 ayes, 1 no, 1absent and 1 open position. September 27, 2007 ITEM NO.: C FILE NO.: S-1581 NAME: Broadway Ice and Vending Subdivision Site Plan Review LOCATION: Located on the Northeast corner of 12th and Broadway Streets DEVELOPER: Best Ever Group, Inc. 1725 N. Spruce Street Little Rock, AR 72207 ARCHITECT: Terry Burruss, Architects 1202 South Main Street, Suite 230 Little Rock, AR 72202 AREA: 0.688 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 1 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a site plan review for the placement of an additional structure on the site to house vending equipment. A free standing, automated ice machine that has the capability to produce fresh, fast and convenient ice on demand, is proposed along with a walk-up vending machine for products such as drinks, sandwiches and snacks. B. EXISTING CONDITIONS: The site contains a closed automotive detail shop, automatic carwash facility and mechanics bay. To the south is a self-serve carwash. Located on the same block is a heat and air business with a large warehouse and office uses. To the north is a drive-in restaurant. To the east and southeast are commercial uses including a copy center a restaurant use and plant sales. To the west of the site is a cemetery. September 27, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1581 2 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjacent property owner. All owners of property located within 200 feet of the site along with the East of Broadway Neighborhood Association and the Downtown Neighborhood Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide survey showing centerlines of adjacent streets. Broadway Avenue is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 40 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plans specifies that 12th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. Provide survey showing centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Broadway Avenue and 12th Street. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. The curb radius at Broadway Avenue and 12th Street should be improved to a 20 foot radius. 7. 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. The western driveway on West 12th Street should be removed. Only a single driveway will be allowed on Broadway Avenue. 8. 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). 9. 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. September 27, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1581 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located under the existing structure. Contact 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. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place and 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 Routes #14 – The Rosedale Route and #15 – The 65th Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The zoning street buffer requires an average eighteen foot (18’) wide street buffer and in no point be less than half along Broadway Avenue and along Spring Street. 3. The zoning street buffer requires six foot nine inch wide (6’-9”) street buffer and in no point be less than half along West 12th Street. 4. The landscape ordinance requires a nine foot wide landscape strip around the sites entirety. There should be no hardscaping located within this minimal area. This site is located within the designated mature area of the City; therefore, this can be reduced to six foot, nine inches (6’-9”) where nine foot is a hardship. A variance from this minimal amount will require the approval of the City Beautiful Commission prior to the issuance of a building permit. 5. The landscaping ordinance requires a small amount of building landscaping between all parking areas and the buildings. September 27, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1581 4 6. Street trees are required. G. SUBDIVISION COMMITTEE COMMENT: (July 26, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request. Staff requested the applicant provide building elevations for the proposed structure and provide the proposed construction materials. Staff also requested the applicant provide details of the proposed vending operation. Staff stated lighting must be low level and directed downward and into the site. Staff noted the site was located in the UU zoning district which had specific development criteria. Staff requested the applicant provide striping on the existing paved area to designate customer parking. Public Works comments were addressed. Staff stated right of way dedication was required at the intersection of West 12th Street and Broadway Avenue. Staff also stated the developers would be required to repair and/or replace any broken curb, gutter or sidewalk prior to occupancy. Staff stated the driveway locations and widths did not meet the traffic access and circulation requirements of the existing ordinances. Staff stated the western drive on West 12th Street should be removed. Only a single drive would be allowed on Broadway Avenue. Landscaping comments were addressed. Staff stated street trees would be required along the roadways. Staff also stated street buffers would be required along West 12th Street and Broadway Avenue. Staff stated presently there was no landscaping indicated on the site plan. Staff also stated a small amount of building landscaping would be required. 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 a number of the issues raised at the July 26, 2007, Subdivision Committee meeting. The applicant has indicated the site will contain a walk-up vending service for sale of ice and typical vending products including drinks, snacks and sandwiches. The revised site plan indicates the placement of a 9-foot landscape strip along the northern perimeter and a 6-foot 9-inch landscape strip along West 12th Street adjacent to the area proposed for the additional building. A note indicates building landscaping will be installed adjacent to the new structure. The site plan indicates the ice plant will be screened with the new structure. September 27, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1581 5 The site plan does not include striping of the parking lot area to designate customer parking, the removal of drives to comply with the typical ordinance requirements nor has the applicant provided building elevations or proposed construction materials. The site plan indicates the hours of operation from 6:00 am to Midnight seven days per week. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Per the Master Street Plan, the minimum driveway spacing on a principal arterial street is 300 feet and 150 feet from the property line. Since this property cannot meet those standards only one driveway is allowed on Broadway Avenue. Presently there are two drives indicated on Broadway Avenue. The site plan as indicated renders the existing one story brick structure unusable. According to the applicant the carwash facility will not operate while the vending operation is in operation on the site. The applicant has indicated the vending operation is a temporary use and will be removed from the site once a permanent use has been identified. Staff is not supportive of the request. There are a number of outstanding issues associated with the request. The development is located within the UU, Urban Use Zoning District which was established to assure the continuation of development consistent with traditional urban form. The district was established in order to help create a compact, dense, distinguishable core area. Broadway Avenue was one of the six streets within the Downtown corridor network as defined by the Downtown Little Rock Framework for the Future. Objective One as stated in the Downtown Little Rock Framework for the Future, the Downtown urban form should be protected by requiring structures be built to the street with street level activity and visual connection between the street and interior. The site plan as proposed does not meet this criteria. In staff’s opinion the development does not meet the intent of the UU Zoning District nor the recommendations of the Downtown Little Rock Framework for the Future. Also with the outstanding issues associated with the request staff does not feel the development as proposed is a proper development for the site. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 15, 2007, requesting a deferral of this item to the September 27, 2007, public hearing. Staff stated the deferral request would required a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. September 27, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1581 6 There was no further discussion of the item. The Chair entertained a motion for a waiver of the By-laws with regard to the late deferral request. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: (SEPTEMBER 27, 2007) The applicant submitted a request dated September 10, 2007, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 10, 2007, requesting withdrawal of the item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for withdrawal. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 1 FILE NO.: S-1538-A NAME: Gateway Towne Center Revised Preliminary Plat LOCATION: Located on the Northwest corner of I-30 and I-430 DEVELOPER: Otter Creek Development Company 10 Otter Creek Court, Suite A Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 176.413 NUMBER OF LOTS: 19 FT. NEW STREET: 0 LF CURRENT ZONING: C-4, Open Display District PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of the site with the construction of the streets and basic infrastructure for the lots. The applicant has not provided staff with the requested traffic study. Staff recommends this item be deferred to the November 8, 2007, public hearing to allow the traffic study to be completed and to allow staff adequate time to review the findings and make proper recommendations based on a detailed review. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had not provided staff with the requested traffic study. Staff presented a recommendation the item be deferred to the November 8, September 27, 2007 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1538-A 2 2007, public hearing to allow the traffic study to be completed and allow staff adequate time to review the findings and make proper recommendations based on a detailed review. 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, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 2 FILE NO.: S-1589 NAME: Summerwood Addition Preliminary Plat and Land Alteration Variance Request LOCATION: Located on the Southeast corner of Otter Creek Road and Stagecoach Road DEVELOPER: R.J. Properties, LLC 22461 I-30, Suite 1000 Bryant, AR 72022 ENGINEER: Central Arkansas Engineering Company 1012 Autumn Road, Suite 2 Little Rock, AR 72211 AREA: 3.36 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of the site with the development of the first lot. A. PROPOSAL/REQUEST: R.J. Properties, LLC is submitting an application request for a three lot commercial subdivision at the southeast corner of the intersection of Otter Creek Road and Highway 5. The total area of the subdivision is 3.36 acres (146,204 square feet) after dedication of right of way. The lots will range in size from 0.75 acres to 1.32 acres. A 25-foot platted building line has been indicated on the proposed plat. The request includes a variance from the Land Alteration Ordinance to allow clearing and grading of the multi-lot subdivision when construction is imminent on September 27, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1589 2 one lot. The reason for the request is to balance cut/fills for the site and minimize the need to haul material into and out of the site at the time of development of the remaining lots. B. EXISTING CONDITIONS: The site contains a number of buildings currently being used as office uses. To the north of the site is a branch bank, a carwash and undeveloped C-3, General Commercial District zoned property and to the south of the site are single-family homes. West of the site are commercial uses including a grocery store, a drive- in restaurant and mini-warehouse development. Directly west of this site is a vacant C-2, Shopping Center District zoned tract and to the southwest is a salvage yard. East of the site is Otter Creek. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property abutting the proposed site along with 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. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Otter Creek Road including 5-foot sidewalks with planned development. 2. AHTD has contracted for Stagecoach Road (Hwy 5) to be improved south from Otter Creek Road. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveways on south side of Otter Creek should align with the existing driveways on the north side of Otter Creek. On Stagecoach Road, Lot 2 must take access from Lot 1 or provide a shared access easement on the property line between Lot 1 and 2. All existing driveways should be removed. The width of driveway must not exceed 36 feet. 4. The existing 20 foot access easement off Stagecoach Road should be replatted in another location. 5. What is the status of the existing asphalt drive along the south property line? 6. Storm water detention ordinance applies to this property. On site detention must be provided for Lot 2 but an in-lieu payment for detention can be made for Lots 1 and 3 due to being adjacent to floodplain and floodway at $1.00 per required cubic foot. September 27, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1589 3 7. 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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction on Lot 1 and 3. 9. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans for all lots. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 12. At the time of construction, 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. 13. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 14. The eastern most drive must align with the drive located to the north across Otter Creek Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site must have easements provided. 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 the private fire system(s). 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). If there are facilities September 27, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1589 4 that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. 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: (September 6, 2007) The applicant’s representative was present. Staff presented an overview of the proposed preliminary plat indicating there were few outstanding issues associated with the request. Staff requested the applicant provide a phasing plan, if applicable, and requested the applicant provide the proposed driveway locations. Staff also requested the applicant provide the source of title of the landowner. Public Works comments were addressed. Staff stated AHTD presently had let a contract for the widening of Stagecoach Road from Otter Creek Road to the County line. Staff stated street improvements would not be required to Stagecoach Road. Staff questioned the indicated 20-foot access easement and stated the easement should be replatted in another location. The applicant stated the easement was not an existing easement and would be removed from the proposed plat. Staff requested the applicant contact AHTD for a set of plans for the widening project to determine driveway locations. Staff noted the storm water detention ordinance would apply but an in-lieu contribution would be acceptable due to the proximity of the site to the floodway. The applicant indicated a variance request from the Land Alteration Ordinance requirements. Staff requested the applicant provide a sketch grading and drainage plan to determine the need for the advanced grading request. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information September 27, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1589 5 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 September 6, 2007, Subdivision Committee meeting. The applicant has indicated the driveway locations, the source of title of the landowner and indicated the lots will be final platted based on market demand. The revised plat indicates a 20-foot radial dedication and indicates an in-lieu contribution will be provided to the City in lieu of the required storm water detention for Lots 1 and 3 and detention will be constructed on Lot 2. The applicant is seeking a variance from the Land Alteration Ordinance to allow advanced grading of the site with the development of the first lot. The developers have indicated advanced grading is necessary to eliminate the need for hauling over the City’s streets in preparing the lot for construction of the future buildings. The applicant has provided staff with a sketch grading and drainage plan to determine the need for the advanced grading request. Based on the information provided, staff feels the advanced grading request is reasonable and supports the applicant’s request. The applicant is seeking approval of a three (3) lot commercial subdivision plat for this 3.36 acres. The lots will range in size from 0.75 acres to 1.32 acres. A 25-foot platted building line has been indicated on the proposed plat. The site is currently zoned C-3, General Commercial District. The typical lot size required for this zoning district is 14,000 square feet or 0.32 acres. The building line adjacent to the abutting roadways is typically required at 25-feet. The lot sizes and building setbacks are adequate to meet the typical minimum ordinance standards. To staff’s knowledge there are no outstanding issues associated with the request. Staff feel the creation of the three lots as proposed should have minimal impact on the development 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 approval of the applicant’s request for an in-lieu contribution for the required storm water detention. Staff recommends approval of the variance request to allow advanced grading of the proposed subdivision when construction is imminent on one lot. September 27, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1589 6 PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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 applicant’s request for an in-lieu contribution for the required storm water detention for Lots 1 and 3 and the applicant’s variance request to allow advanced grading of the proposed subdivision when construction was imminent on the first lot. 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 3 FILE NO.: S-1501-E NAME: Dassault Falcon Jet 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: O-1, Quiet Office District and R-2, Single-family PLANNING DISTRICT: 25 – Port Planning District CENSUS TRACT: 2 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant’s are seeking a multiple building site plan review for the proposed new Dassault Falcon Jet Service Center building to be located at the Dassault Falcon Jet Facility at 3801 East 10th Street. The building project is an addition to the existing service center at the DFJ Facility that at present consists of 810,000 square feet of aircraft service hangars, aircraft painting hangars, interiors design September 27, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1501-E 2 offices, interiors fabrication and installation shops, cafeteria and administrative offices. The proposed addition is 60,000 square feet aircraft service center building to be located on the northeast corner of the existing DFJ leased property, along East 10th Street and the north side of the Little Rock National Airport. DFJ leases property from the Little Rock National Airport. The project will add additional aircraft service space for aircraft presently in service and or in production, along with space for a new line of larger Falcon aircraft coming into production within the next year. The proposed project consists of three main elements. A 40,000 square foot aircraft service hangar with foam fire suppression sprinkler system and eight 50-foot section by 28-foot tall hangar doors allowing access for as many as six aircraft. The hangars have three hour firewall separation. The second element is the construction of a 15,000 square foot service center warehouse, storage and shop with 1 hour firewall separation from hangar area and water fire sprinkler system. The final element is the construction of a parking area for 80 cars. The proposed project construction consists of pre-engineered metal building construction to match adjacent existing buildings, roof top mechanical systems, aircraft parking and access ramps on the south side of the building, water detention and drainage structures on the south east and north sides of the building, automobile parking for 80 cars (DFJ presently has parking for 1,430 cars on site) on the north side of the building along with landscaping in and around the parking lot. The applicant is seeking a rezoning of a portion of the site from various zoning classification to I-2, Light Industrial District and a right of way abandonment for a portion of East 10th Street filed for the Planning Commission’s October 11, 2007, public hearing. B. EXISTING CONDITIONS: Presently there are a number of residences and businesses located on the site proposed for expansion. To the east and south of the site is airport property with a runway located nearby. There are a number of aviation related businesses located in the area around the airport property. To the northwest and west 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. September 27, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1501-E 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the East Little Rock Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing street right-of-way that is part of this project should be abandoned prior to certification of occupancy. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Type 3 barricades should be installed at the end of all abandoned right-of- ways. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site must have easements provided or be abandoned by Little Rock Wastewater. Contact 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. September 27, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1501-E 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(s). 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). The work required for adjustment and relocation of facilities will be done at the expense of the developer. Approval of plans, a Special Contract with Central Arkansas Water and 20-foot wide easement for the relocated facilities, in addition to other required approvals, will be required prior to the beginning of work on the water facilities relocation. 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: 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 #12 – the East Sixth Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Both land use buffers and street buffers will be required in conjunction with any new building or parking expansion calculated at six percent (6%) of the average depth of the property. 3. Interior islands must be a minimum of three hundred (300) square feet in area to receive credit toward fulfilling landscape ordinance requirements. 4. An automatic irrigation system to water landscaped areas will be required. September 27, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1501-E 5 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on the site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant’s representatives were present. Staff presented an overview of the proposed site plan review application request indicating there were few outstanding technical issues associated with the request. Staff questioned the ownership of the area proposed for site plan review. The applicant indicated they would verify ownership. Staff stated the property was not presently zoned for the proposed use and would require a rezoning prior to the issuance of a permits for the site development. Public Works comments were addressed. Staff stated a grading permit would be required prior to any construction of the site. Staff also stated barricades would be required at the end of 10th Street once the abandonment had occurred. Landscaping comments were addressed. Staff stated with the new parking areas interior islands would be required at a minimum of 300 square feet. Staff also stated an automatic irrigation system would be required to water landscaped areas. 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 technical issues associated with the request remaining from the September 6, 2007, Subdivision Committee meeting. The ownership of the property has been verified and the applicant has indicated the Airport will purchase the property and be the owner of record prior to construction of the proposed improvements. The applicant is seeking a multiple building site plan review for the proposed new Dassault Falcon Jet Service Center building. The building project is an addition to the existing service center at the DFJ Facility that at present consists of 810,000 square feet of aircraft service hangars, aircraft painting hangars, interiors design offices, interiors fabrication and installation shops, cafeteria and September 27, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1501-E 6 administrative offices. The proposed addition is 60,000 square feet aircraft service center building to be located on the northeast corner of the existing DFJ leased property, along East 10th Street and the north side of the Little Rock National Airport. DFJ leases property from the Little Rock National Airport. The project will add additional aircraft service space for aircraft presently in service and or in production, along with space for a new line of larger Falcon aircraft coming into production within the next year. The proposed project consists of three main elements. A 40,000 square foot aircraft service hangar with foam fire suppression sprinkler system and eight 50- foot section by 28-foot tall hangar doors allowing access for as many as six aircraft. Hangars have three hour firewall separation. The second element is the construction of a 15,000 square foot service center warehouse, storage and shop with 1 hour firewall separation from hangar area and water fire sprinkler system. The final element is the construction of a parking area for 80 cars. The proposed project construction consists of pre-engineered metal building construction to match adjacent existing buildings, roof top mechanical systems, aircraft parking and access ramps on the south side of the building, water detention and drainage structures on the south, east and north sides of the building. Parking is proposed for an additional 80 cars located north of East 10th Street. Presently DFJ has parking for 1,430 cars on site located on the north side of the building. The typical parking required for manufacturing, processing and wholesaling (and similar uses or establishments) is one space per six hundred square feet of gross floor area. Based on this calculation a total of 1,450 parking spaces would be required. Based on the existing parking and the addition parking as proposed DFJ has more than adequate parking to meet the typical parking required. Staff is supportive of the request. To staff’s knowledge there are no outstanding issues associated with the request. Staff does not feel the addition 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 following conditions: 1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 2. The properties must be rezoned to I-2, Light Industrial District. 3. Rights of Way within the development area must be abandoned. September 27, 2007 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1501-E 7 PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the following conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the properties be rezoned to I-2, Light Industrial District and the rights of way within the development area be abandoned. 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 4 FILE NO.: S-1528-A NAME: Kroger Fuel Center Subdivision Site Plan Review LOCATION: Located at 8415 West Markham Street DEVELOPER: Kroger Limited Partnership I Steve Sheridan 800 Rodgelake Boulevard Memphis, TN 38120 ENGINEER: Pickering, Inc Cara Martin 6775 Lenox Center Court, Suite 300 Memphis, TN 38115 AREA: 4.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.01 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The Kroger Limited Partnership I, is requesting a subdivision site plan review to allow the placement of a fueling center within the parking lot of the existing Kroger Grocery located at 8415 West Markham Street. The fuel center is proposed with four pump islands and a kiosk containing 112 square feet. The existing Kroger store contains 54,963 square feet of gross floor area. Presently there are 197 parking spaces located on the site. With the placement of the fuel center 46 parking spaces will be removed resulting in a total of 151 parking spaces to serve the grocery and fueling center. September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1528-A 2 The canopy is proposed with a maximum height of 22-feet. The signage is proposed with a maximum sign area per canopy of 45.5 square feet. The lettering is proposed with 3-feet 6-inches by 13-feet. The applicant is proposing to replace the existing sign with a new monument style sign. The sign is proposed with a maximum height of fifteen feet and a maximum width of eleven feet three inches. The sign will contain the store name along with pricing information for the fuel. The fueling center will maintain outdoor display items typical of a fueling center such as automobile related products, soft drinks, ice and snacks. B. EXISTING CONDITIONS: The site contains a number of uses including a restaurant and the Kroger store. On an out-parcel of this site there is a drive-through restaurant. To the north, east and west there a number of commercial businesses and office uses fronting West Markham Street and Rodney Parham Road. South of the Kroger store is a single-family subdivision and to the north of the site across West Markham Street are single-family homes and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Sunny Meade Neighborhood Association and the Penbrook/Clover Hill Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. New curb and gutter and additional pavement should be installed across the frontage of the property to the front of the existing power poles and tie into the new curb and gutter recently installed by the City near Rodney Parham Road. 2. The back of the 5 foot sidewalk should be installed at the right-of-way line. 3. Remove existing striping and install new striping to allow for five – 11 foot traffic lanes. 4. All private improvements in the right-of-way must be franchised. 5. Markham Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. Due to the arterial-arterial intersection at Markham Street and Rodney Parham, an additional 10 feet of right-of-way measured from the centerline of the right-of-way should be dedicated for the right turn lane. The additional right-of-way shall be 250 feet in length measured from the intersecting right-of-way. September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1528-A 3 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 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. Contact Central Arkansas Water regarding the size and location of the water meter. 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). Fire Department: Place 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 #5 – the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1528-A 4 2. The painted traffic islands need to be changed to planter islands, by doing so, the site will meet the perimeter landscape requirement while also helping with traffic circulation. 3. The street buffer requirement is an average thirty-six foot (36) wide and in no case less than half, or eighteen foot (18) wide. Currently, the site plan is not meeting this minimum requirement. After right-of-way dedication the area is not averaging the thirty-six foot. The minimum landscape perimeter requirement of nine foot (9) wide is not being met around the sites entirety. It will be necessary to provide landscape upgrade towards compliance with the ordinances based on the percentage of building expansion. 4. A small amount of building landscaping will be required in conjunction with this development. 5. All fencing, landscaping, striping, etc. must be in good condition or be repaired/replaced in conjunction with this development. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on the site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 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 questioned if signage was proposed for all sides of the canopy and requested the applicant provide the location for the proposed signage. Staff also questioned if there would be areas of outdoor display of product around the fuel center. Staff stated lighting must be low level and directional, directed downward and into the site. Staff also requested the hours of operation of the fuel center. Public Works comments were addressed. Staff stated new curb, gutter and sidewalk should be installed across the frontage of the property to the front of the existing power poles and tie into the new curb and gutter recently installed by the City near Rodney Parham Road. Staff also stated the striping should be removed to allow for five 11-foot lanes. Landscaping comment were addressed. Staff stated an upgrade would be required in association with the building permit. Staff suggested the painted September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1528-A 5 traffic islands be changed to planter islands to assist in meeting the upgrade requirement. 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 September 6, 2007, Subdivision Committee meeting. The applicant has indicated signage, areas of outdoor display and included a note concerning the site lighting. The applicant has also provided the hours of operation for the fuel center. The applicant has indicated the area is not available for the placement of five lanes as requested by Public Works staff and will work with staff to install the street improvements. The hours of operation for the fuel center are proposed from 6:00 am to 11:00 pm seven days per week. The site will utilize the dumpster facilities presently located on the site. The canopy is proposed with a maximum height of 22-feet. The signage is proposed with a maximum sign area per canopy of 45.5 square feet. The lettering is proposed with 3-feet 6-inches by 13-feet. The applicant has not sought a variance to allow signage on the fuel canopy to face into the parking lot area. The signage for the fuel canopy will only be allowed on the street side, facing West Markham Street. The applicant is proposing to replace the existing sign with a new monument style sign. The sign is proposed with a maximum height of fifteen feet and a maximum width of eleven feet three inches. The sign will contain the store name along with pricing information for the fuel center. The fuel center is proposed with four pump islands and a kiosk containing 112 square feet. The fueling center will maintain outdoor display items typical of a fueling center such as automobile related products, soft drinks, ice and snacks. The location of these products will not impede the flow of traffic around and through the site. The existing Kroger store contains 54,963 square feet of gross floor area. The applicant has indicated an 80/20 split of retail and warehousing. Based on the typical parking required for a grocery store a total of 150 parking spaces would be required. Presently there are 197 parking spaces located on the site. With the placement of the fuel center 46 parking spaces will be removed resulting in a September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1528-A 6 total of 151 parking spaces to serve the grocery and fueling center. Based on parking typically required to serve a food store, supermarket or convenience-type grocery store, the parking is adequate to serve the development. The site plan has been revised to allow the painted traffic islands nearest the fueling center to be planter islands. By allowing this change the site comes nearer meeting the perimeter landscape requirement while also assisting with traffic circulation. The street buffer requirement for the site is an average thirty-six foot (36) wide and should in no case be less than half, or eighteen foot (18) wide. The site plan indicates the placement of a nine foot landscape strip along West Markham Street as typically required by minimum ordinance standards. Also the ordinance would typically require a minimum landscape perimeter planting of nine feet (9) around the site’s entirety which is not being met. The proposal is the redevelopment of an existing site. The applicant has indicated with the placement of the nine foot landscape strip within the front yard area and the placement of landscaped islands within the parking lot these upgrades allow the site to come more in compliance with the typical ordinance requirements, based on the percentage of building expansion proposed. Staff is supportive of the request. The applicant is seeking approval of a subdivision site plan review to allow the placement of additional buildings on the site to serve as a fueling center. The site plan as proposed meets the typical setback for C-3, General Commercial District zoned property and the site plan has been designed to allow for proper circulation within the site. The landscaping as proposed allows for an upgrade to an existing site which has little to no landscaping. To staff’s knowledge there are no remaining technical issues associated with the request remaining outstanding. Staff does not feel the placement of the fuel center as proposed will have a significant impact on the site. 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 landscaping as proposed by the applicant allowing the site to come more into compliance with the existing ordinance standards. September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1528-A 7 PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommends 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 landscaping as proposed by the applicant allowing the site to come more into compliance with the existing ordinance standards. Mr. Steve Sheridan addressed the Commission as a representative of Kroger. He stated Kroger had worked with City staff and the adjoining property owners to produce a plan which would compliment the site and allow for access and circulation. He stated based on the current site plan Kroger would be adding additional landscaping to a site which contained no landscaping thus adding value to the site. Ms. Mollie Irving addressed the Commission in opposition of the request. She provided the Commission with photo’s of the area indicating traffic concerns, stacking concerns and safety concerns. She stated a number of the shoppers at the Kroger store were elderly and she felt the placement of the additional activity on the site would generate traffic safety concerns for the shoppers. She stated the site was not like the Kroger sites on Shackleford or Asher which were conducive to the placement of pumps within the front yard area. She stated based on traffic it was difficult to exit the site and make a left turn and right turns were also difficult unless someone let you out. She stated the drives along West Markham Street were located so close together a number of customers of Kroger mistakenly turned into the adjoining parking lot for the liquor store and were forced to reenter West Markham to enter the Kroger drive. She stated with the addition of the gas pumps this would potentially increase crime in the area. She stated during holiday season the parking lot was full and could not afford to lose any spaces for the placement of the fuel center. She stated the lives of the area residents and the shoppers was worth more than Kroger being able to sell gas and make a few bucks. Mr. Robert Clay addressed Commission in opposition of the request. He stated he had lived in the neighborhood for a number of years and was a frequent shopper of Kroger. He stated he first because aware of the issue on the day Ms. Irving was taking the pictures presented to the Commission. He questioned her and she told him of the proposal. He stated he did not support the placement of the fuel pumps in the parking lot. He stated the site was congested and felt the addition of the pumps would only increase the congesting. Mr. Oley Rooker addressed the Commission in opposition. He stated he did not live in the neighborhood but his mother did and she was a shopper of the Kroger store. He stated a number of the patrons of the store were elderly and did not need the addition of the pumps within the parking lot area. He stated the site was not like the Asher location September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1528-A 8 which did allow a drive island and a traffic light to exit the site. He requested the Commission deny the request. Mr. Sheridan stated a great deal of time was spent developing the site plan for the fueling center. He stated safety of the customers was a concern of Kroger. He stated with the addition of the landscape islands traffic flow on the site would be improved. He stated West Markham would be widened with the proposed development to facilitate traffic in the area. The Commission questioned if the drives on the Kroger site would be increased. Mr. Sheridan stated he was not willing to commit to the widening without reviewing the survey to determine the location of the existing power poles. He stated if the drives could be widened without a great expense he would be willing to increase the drive from the present 30-feet to 36-feet. Commissioner Allen questioned if the developer had met with the neighborhood. Mr. Sheridan stated he was not aware of the concerns of the neighborhood until today. Commissioner Allen questioned Mr. Sheridan if he was willing to accept a deferral of the item to allow time to meet with the neighborhood to see if any of the issue raised could be resolved. Mr. Sheridan stated he was willing to accept a deferral of the item to allow him to meet with the neighborhood association. There was no further discussion of the item. The chair entertained a motion to defer the item to the November 8, 2007, public hearing. The motion carried by a vote of 8 ayes, 1 no, 2 absent and 1 open position. September 27, 2007 ITEM NO.: 5 FILE NO.: S-1588 NAME: Mid-Town Condominiums Subdivision Site Plan Review LOCATION: Located at 8120 West Markham Street DEVELOPER: Robert Weyrens 182 Courts Lane Little Rock, AR 72223 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.94 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-18 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.01 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced setback along the eastern perimeter. A. PROPOSAL/REQUEST: The owners are proposing the construction of metal carport structures on the site to provide covered parking for the residents of the existing 18 unit multi-family development. Three sections are proposed with a total width of 20-feet and length of 60-feet. The units are proposed with a flat roof, painted with a non-reflective paint and placed on-top of 2 ¼” metal poles. B. EXISTING CONDITIONS: The site contains an 18-unit multi-family development and surface parking. The units are accessed from a single drive located on West Markham Street. To the east are additional multi-family units and to the west and north are single-family September 27, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1588 2 residences. To the east is an office use and a carwash facility fronting West Markham Street. South of the site is an elementary school and post office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200 feet of the site along with the Briarwood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Markham Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. Staff is unable to determine existing right-of- way because a centerline was not provided on survey. 2. Due to the driveway apron being damaged, a new apron must be installed to City detail PW-34. 3. Handicap access ramps are required to be installed in the sidewalk at the driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Remove the exist curb cut for a driveway on the west end of the property and replace with curb and gutter. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 – the West Markham Route. September 27, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1588 3 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicants were present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the total number of units located on the site and the total number of parking spaces. Staff requested the applicant provide the maximum building height of the proposed carport structures. Public Works comments were addressed. Staff stated handicap ramps would be required on the sidewalks adjacent to the drive. Staff also requested the western most drive be removed and curbed and guttered to eliminate any potential future access. 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 September 6, 2007, Subdivision Committee meeting. The applicant has provided the total number of units, the total number of parking spaces and the maximum building height for the proposed carport structures. Currently there are 18 units on the site with 31 parking spaces. The proposal is to cover a portion of the existing parking. Of the 31 spaces, 18 will be covered and 13 uncovered. The site plan includes a variance request to allow the placement of the carport structures within the side yard setback. The Ordinance typically requires interior yards or yards which abut interior property lines or any lot of record to have a depth equal to the height of any proposed building or structure. The carport structures are proposed with a maximum height of eight and one-half feet. The side yard setback is indicated near seven feet. Staff is supportive of the variance request. The carports will be placed at the edge of the existing paving and staff does not feel the placement of the carport structures as proposed will adversely impact the development or the area. The owners are proposing the construction of the carports as metal structures 20-foot wide and 60-feet long. Three structures are proposed to provide covered parking for 18 spaces or six spaces per structure. The structures are proposed September 27, 2007 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1588 4 with a flat roof, painted with a non-reflective paint and placed on-top of 2 ¼” metal poles. As indicated the maximum height is eight and one-half feet. Staff is supportive of the request. Although there is a variance request associated with the proposed development, staff does not feel the placement of the carport structures as proposed will significantly impact 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 the variance request to allow a reduced setback along the eastern perimeter. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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 to allow a reduced setback along the eastern perimeter. 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 6 FILE NO.: S-1590 NAME: The Colonies at Otter Creek Subdivision Site Plan Review LOCATION: Located on the Southwest corner of Baseline Road and Wimbledon Loop DEVELOPER: Case and Associates 4200 East Skelly Drive, Suite 800 Tulsa, OK 74137 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 6.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-24 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors adopted Ordinance No. 13,823 on May 20, 1980, rezoning 111.36 acres from R-2, Single-family to various zoning classifications. The two properties located on the east and west sides of Wimbledon Loop were zoned MF-24 as a part of this overall rezoning for the Otter Creek Community; reflective of their development plan. A. PROPOSAL/REQUEST: The property consists of 6.77 acres, and is currently zoned MF-24. The applicants are requesting a site plan review for the placement of 156 units or 23.04 units per acre. The development consists of six three story buildings and six two story buildings. The site plan includes the placement of 247 parking September 27, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1590 2 spaces with both surface parking and covered parking in garages. The project will not have a pool or clubhouse. The entrance is proposed from Wimbledon Loop with an exit only drive off Baseline Road to allow egress from the site and serve as secondary emergency access to the site. B. EXISTING CONDITIONS: The site is located on the southwest corner of Baseline Road and Wimbledon Loop and is tree covered. Baseline Road has not been constructed to Master Street Plan standard abutting the site. Wimbledon Loop appears to be constructed to standard with the exception of the placement of a sidewalk. Wimbledon Loop is the rear entrance to the Otter Creek Community and a gate has been installed to limit access to the area. There are single-family homes located to the south and west of the site. To the north of the site is the Eagle Hill Apartment development. East of the site are the Wimbledon Green Apartments. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls and letters from area residents indicating concern for the proposed use of the property. All owners of property located within 200 feet of the proposed site along with 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. Baseline 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. A 20 foot radial dedication of right-of-way is required at the intersection of Baseline Road and Wimbledon Loop. 3. Sidewalks with appropriate handicap ramps are required to be installed along Baseline Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. 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. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). September 27, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1590 3 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Traffic counts on Wimbledon Loop are being compiled. The expected trip generation from this 156 unit apartment complex will be approximately 1,048 trips. Wimbledon Loop is identified on the Master Street Plan as a collector street. Collector streets are generally designed for 5,000 vehicles per day. 9. 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. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. The storm water inlet located on Baseline Road to the west of Wimbledon Loop should be moved further away from the centerline for better alignment of the curb line. 13. Erosion controls must be installed to reduce discharge of polluted storm water. 14. 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). 15. At time of building permit, the proposed one way driveway on Baseline Road must be redesigned to prevent vehicles to access the site from Baseline Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Capacity Contribution Analysis required. Contact 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. September 27, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1590 4 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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 connection(s) will apply to this project in addition to normal charges if the service is off of the main on the north side of Baseline Road. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The buffer ordinance requires an average street buffer width of thirty-five foot (35’) and in no case less than half or seventeen foot (17’) along Baseline Road. 3. The buffer ordinance requires an average street buffer width of forty-two foot (42’) along Wimbledon Loop and at no case less than half or twenty- one foot (21’) wide. 4. The landscape ordinance requires a minimum nine foot wide (9’) landscaping strip around the sites entirety. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. September 27, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1590 5 5. The zoning buffer ordinance requires a land use buffer of forty-two foot (42’) wide along the western perimeter of this site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 6. The zoning buffer ordinance requires a land use buffer of thirty-five foot (35’) wide along the southern perimeter of this site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 7. The property to the south and the west 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 both the southern and the western perimeters of the site. 8. Interior islands must be a minimum of three hundred (300) square feet in area to receive credit toward fulfilling landscape ordinance requirements. 9. A small amount of building landscaping is required between the parking areas and the buildings. 10. An automatic irrigation system to water landscaped areas will be required. 11. 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. 12. 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: (September 6, 2007) Mr. Pat McGetrick 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 applicant include the location of any proposed carport structures, provide the total height of the proposed buildings and the total height of any proposed carport structures. Staff also questioned the indicated parking requesting Mr. McGetrick verify the parking numbers indicated. Staff questioned if the developers were committing to architectural design and construction materials as provided in the building elevations. Staff stated the site plan as proposed did include variances from the various ordinance standards. Staff stated the buildings were proposed within the required building setback. Staff suggested the applicant relocate the buildings to provide the typical 25-foot building setback. Staff also stated the typical ordinance standards for buffering were not being met based on the current site plan. September 27, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1590 6 Public Works comments were addressed. Staff stated traffic expected 1,050 trips per day to be generated by the proposed development. Staff stated presently Wimbledon Loop carried approximately 4,000 cars per day and with the new development it was anticipated 5,000 cars would be utilizing the street. Staff stated Wimbledon Loop was a collector street and had the capacity to handle 5,000 to 10,000 cars per day. Staff noted the Property Owners Association had requested the development access Baseline Road and not access Wimbledon Loop. Staff suggested the developer meet with the POA and determine the best points for ingress and egress for the development. Landscaping comments were addressed. Staff stated the indicated buffers were not adequate to meet the typical minimum ordinance standards. Staff suggested the applicant revise the plan to increase the buffer area to meet the typical minimum ordinance standard. Staff also stated the interior islands should be increased to meet a minimum of 300 square feet as typically required by the landscape ordinance. 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 September 6, 2007, Subdivision Committee meeting. The revised site plan has removed all variance requests. The site plan indicates building setbacks and buffer areas as typically required by the various minimum ordinance standards. The applicant has indicated carports will not be utilized by the development. The developers have indicated a commitment to the architectural design as provided to staff with the application filing and construction materials of wood, brick, stone, drivit, stucco and any combination of these materials. The site plan indicates the placement of landscaping, buffering and screening as required by the landscape and zoning ordinance. The street buffer width of thirty-five feet and in no case less than half or seventeen feet along Baseline Road has been indicated. The street buffer along Wimbledon Loop has been indicated with average width of forty-two feet as required by the zoning ordinance. The zoning buffer ordinance requires a land use buffer of forty-two feet along the western perimeter and thirty-five feet along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. The site plan indicates the minimum buffering requirement. September 27, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1590 7 The site consists of six (6) two story and six (6) three story buildings with garage and surface parking. Buildings will be three design types. Building A3/B3 is designed with garages on the first level and living on the second floor. There are 36 garages with 12 residential units above. The garages will be offered to the residential units above at one space per unit and the remaining garages will be offered to the remaining residents. Building A2 is proposed with three levels and eight units per level for a total 24 units per building. There are three A2 buildings proposed. Building design B2 is also proposed as three stories with eight units per floor and a total of 24 units per building. There are three B2 designed buildings proposed for a total of 72 units. The parking is indicated with 211 open spaces and 36 garages for a total of 247 parking spaces. Based on the typical minimum parking required for a multi- family development, 234 parking spaces would be required to serve the development. The site plan indicates a single sign located near the intersection of Wimbledon Loop and Baseline Road. The signage is proposed as signage allowed in multi-family zones or a maximum of six feet in height and thirty-two square feet in area. Perimeter fencing is proposed. The fencing along the southern and western perimeters is proposed as a six foot solid faced screening fence. The fencing proposed along the street sides is proposed as brick and metal with a maximum height of six feet. The property consists of 6.77 acres, and is currently zoned MF-24. The request is for approval of a site plan review for the placement of 156 units or 23.04 units per acre; consistent with the density allowed per the current zoning. The project will not have a pool or clubhouse. The entrance is proposed from Wimbledon Loop with a gated entrance off of Baseline Road for fire access. To staff’s knowledge, there are no outstanding technical issues associated with the request. The applicant has adequately addressed the various elements of the various ordinances related to the site plan review and does not appear to be seeking any variances or waivers related to the proposed development. The property was zoned for multi-family development in 1980 and has set vacant since that time. Staff feels the development of the site is consistent with the current zoning and adequately addresses the various ordinances related to site development criteria. 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. September 27, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1590 8 PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 25, 2007, requesting a deferral of the item to the November 8, 2007, 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 for a deferral of the Commission’s By-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 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, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 7 FILE NO.: S-1591 NAME: Stagecoach View Center Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Stagecoach Road and I-430 DEVELOPER: MS Associates Inc. 706 Miller Cove Benton, AR 72019 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 3.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of the entire site with the construction of the first phase of the development. The applicant submitted a request dated September 12, 2007, requesting a deferral of this item to the November 8, 2007, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 12, 2007, requesting a deferral of the item to the November 8, 2007, public hearing. Staff stated they were supportive of the deferral request. September 27, 2007 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1591 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 8 FILE NO.: Z-4768-C NAME: Valley Oaks Court Revised Long-form POD LOCATION: Located on Mabelvale West Road, just east of the South Loop DEVELOPER: JW and Associates P.O. Box 59 Little Rock, AR 72203 ENGINEER: Hurricane Valley, Inc. 1506 Prickett Road Bryant, AR 72022 AREA: 20.99 acres NUMBER OF LOTS: 52 FT. NEW STREET: 2,542 LF CURRENT ZONING: POD ALLOWED USES: Commercial, Office and Single-family Residential PROPOSED ZONING: Revised POD – Provide building layout for a portion of the non-residential development PROPOSED USE: Commercial, Office and Single-family Residential VARIANCES/WAIVERS REQUESTED: None requested. On September 12, 2007, the applicant requested this item be deferred to the November 8, 2007, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on September 12, 2007, a deferral of the item to the November 8, 2007, public hearing. Staff stated they were supportive of the deferral request. September 27, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4768-C 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 9 FILE NO.: Z-7381-A NAME: Heifer International Revised Long-form POD LOCATION: Located at 1 World Avenue DEVELOPER: Heifer International 1015 Louisiana Street Little Rock, AR 72202 ENGINEER: McClelland Consulting Engineers 900 West Markham Street Little Rock, AR 72201 ARCHITECT: Polk Stanley Yeary Architects, LTD 700 South Schiller Street Little Rock, AR 72201 AREA: 22 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Heifer International Office Building and Future Global Village PROPOSED ZONING: Revised POD PROPOSED USE: Heifer International Office Building and Future Global Village – Educational Building VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,903 adopted by the Little Rock Board of Directors on August 4, 2003, rezoned this site from I-3, Heavy Industrial District to POD. The proposal allowed this twenty-two acre site to be developed as the Heifer International Center, which would be September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 2 developed in four phases. As each phase is developed, it was to be reviewed and approved by the Planning Commission and Board of Directors. The first phase was the construction of the headquarters building and associated parking. The building contained approximately 98,000 square feet with four floors of about 23,750 square feet each, and a basement level with 3,000 square feet. The initial occupancy of the building in early 2005 would be 250 employees, with an ultimate population planned of 450 employees in 2009. The Phase I development and related site development, included parking, to avoid the environmentally contaminated brownfield of the old railroad switching yard which bisected the site. The brownfield area would be re-mediated and reclaimed during the construction process to create an important component of Phase Two. The Phase One perimeter lies at the edge of this abandoned rail yard, and the new construction would sit on redeveloped ground where warehouses and industrial structures were being demolished. The Phase II Welcome Center Pavilion would contain dining facilities, galleries for temporary exhibits, a gift shop, and meeting/seminar spaces designed to serve and educate the public. The extensive use of recycled construction materials in the building structure, and placement within a constructed wetland on a reclaimed site that was formerly a brownfield, would demonstrate the environmental development strategies. The Pavilion would also provide support space and rest areas for activities in the Commons, as well as the entry/exit point for visitors to the Phase Three Global Village education experience. The Phase III portion of the development included the construction of the Global Village. The Phase Four development included the Global Solutions and Sustainable Farm Complex. The project would display and test the newest methods and technologies of environmentally responsible agricultural and livestock production. The applicant proposed environmentally friendly designs with regard to parking lot paving, landscaping, storm water collection and building design. The overall goal of the parking lot was to create new standard for parking lot design that was much more than just an area that holds vehicles. The parking lot would create an experience that combined educational and environmentally friendly additions to the site instead of the more common large concrete or asphalt slab. The parking lot would be designed using a variety of surfaces to showcase different materials and to include creative ideas on storm water runoff and collection. The Little Rock Code required all parking lots to be surfaced with concrete or asphalt. The Heifer project was designed with a 51% permeable parking lot surface. The permeable surfaces would include brick pavers and reinforced gravel paving products that help the storm water runoff permeate back into the groundwater tables. These products helped eliminate many of the common storm water runoff problems that are generated by impervious surfaces such as concrete and asphalt. The permeable surface would be primarily limited to the light vehicular areas of the site. The site would also incorporate impervious pavements such as traditional reinforced concrete and a relatively new product, resinpave. The reinforced concrete would be the primary surface for all locations where heavy vehicular traffic would be expected. The resinpave would be used as an environmentally friendly substitute for asphalt and would be limited to locations where light vehicular loads were planned. The September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 3 parking lot would be designed for 199 vehicles and would include six handicapped spaces and a variety of other dedicated spaces for carpooling alternative fuel and electric car spaces. In addition to the creative use of the materials in the parking lot, the parking lot would serve a second purpose. The parking area would serve as a storm water filter and harvesting system. The plans showed how the parking area would collect, filter and capture the surface water and then harvest it for different uses on the site. The pervious surfaces would significantly decrease the storm water runoff. The water would then travel through the filter media and migrate on the surface and through the subgrade to landscaped areas called bioswales. The bioswales would further the filtration process and also serve as small detention areas that would hold the water before collected in traditional storm drainage structures and piping. The filtered storm water will then be transmitted by conventional methods to a lift station and a basin that would store storm water for irrigation and other uses. The basin would also serve as a source for most of the water necessary to maintain the constructed wetlands and water channels that surround a portion of the office building. The building was designed to use 51% less energy than a conventional office building of similar program and size. The building’s shape takes advantage of the solar orientation by stretching in an east/west direction, which allowed for the greatest amount of sunlight into the building throughout daylight hours in each season. A. PROPOSAL/REQUEST: The applicant is now proposing an amendment to the previously approved POD to allow the Phase II Welcome Center Pavilion, additional parking and outdoor education areas to be constructed. The Welcome Center Pavilion will contain dining facilities, galleries for temporary exhibits, a gift shop and meeting/seminary spaces designed to serve and educate the public. The extensive use of recyclable construction materials in the building structure, and placement within a constructed wetland on a reclaimed site that was formerly a brownfield, will demonstrate the potential and tangible results of employing “smart” design and responsible planning as model environmental development strategies. The Pavilion will also provide support space and rest areas for activities in the Commons, as well as the entry/exit point for visitors to the future Phase Three Global Village educational experience. The building is one story containing 16,026 square feet. The Commons area is approximately 1.3 acre circular outdoor area at the center of the Heifer International World Headquarters Campus. The area is the symbolic radiant point for the entire campus development representing the center and beginning of the “concentric circles of influence” concept which is the site planning design guide which sets the layout of buildings, walks, parking and landscaping elements. September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 4 The Commons is primarily a sodded grass area to be used for outdoor special events, education and gathering of Heifer and public groups. In the very center of the commons is a paved area which includes the Heifer “Cornerstones” representing the values of Heifer International. A brick walk leads through the Commons from the Auto Court and includes the placement of inscribed Donor Recognition brick pavers. At the north edge of the Commons is a grove of Pecan Trees which will be a shaded outdoor gathering area for education and respite from the open grass areas of the Commons. This area will have a floor of crushed pecan shells, and crushed lime store. The North Wetland is the northern extension of the Phase One Wetlands which encircle the Headquarters Building. The North Wetland is approximately .60 acres. The wetlands were conceived to demonstrate Heifer’s commitment to water conservation and to restore historic wetlands that existed on this site. The wetlands capture and store rainwater from the site and buildings. The wetlands contain aquatic plants which filter pollutants from the water and help control insects. The North Wetlands will feature a Tupelo Marsh and boardwalks which extend into the wetlands areas from educational viewing experiences. The Auto Court is an approximately 10,000 square foot vehicular circular turnaround and drop off area for visitors to the Educational Center and future Global Village. This court is the extension of 3rd Street and serves as the primary Pubic Entrance to the Heifer International World Headquarters Campus. Primary identification and directional signage will be placed at the perimeter of this area. The Donor brick paver walk leading directly to the educational Center extends into and from the Auto Court. The parking lot will continue the environmentally friendly design principles set forth in the first phase of the project. The parking areas will include again the permeable reinforced gravel surfaces, bioswales and concrete paving that was constructed in the first phase. The drainage will be captured and routed to the initial system created for capture and reuse of the on site storm water. The Agroecology Education area is an approximately .750 acre area at the Northwest corner of the site which will be used to demonstrate sustainable agriculture systems and practices. This area provides hands on experience with agricultural processes and approaches which Heifer fosters and encourages around the world. This area will include terraced fields, rotational crop rows, raised bed gardens and flat planted and grazed areas. All of these planted areas will be integrated with the site collected rainwater and the North Wetland which it September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 5 borders. This area will be planted and managed by Heifer staff and volunteers and the public volunteer groups. B. EXISTING CONDITIONS: The office building and parking lot for the first phase have been completed. The President Clinton Library project has also been completed to the northwest of the site. World Avenue has been constructed to Shall Street to Master Street Plan standard. There is a trolley stop located at the corner of World Avenue and 3rd Street. To the north of the site are various uses including the County Health Unit and a office uses. Other uses to the north include vacant R-4 zoned property and the Fraternal Order of the Police Lodge. To the east of the site are large warehouse distribution facilities; 3 State Supply Company and Harbor Distributing. Uses to the south are also a mix of warehouse wholesale supply companies. East of the site are wholesale warehouse activities including Sterling Paint, a plumbing supply company and an electrical supply company. The Arkansas Democrat Gazette printing facility is located to the east of the Presidential Library. C. NEIGHBORHOOD COMMENTS: The Hanger Hill and East Little Rock Neighborhood Associations along with all owners of property located within 200-feet of the site and all residents located within 300-feet of the site, who could be identified, were notified of the Public Hearing. As of this writing, staff has not received any comments from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The 60 foot right-of-way for World Avenue must be dedicated to the City of Little Rock. 2. 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. 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. Storm water detention ordinance applies to this property. September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 6 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Since World Avenue is a minor arterial street, the proposed driveway should be located at least 300 feet from the intersecting right-of-way of 3rd and World Avenue. The width of driveway must not exceed 36 feet. 6. Provide a letter prepared by a registered engineer certifying the sight distance of the proposed driveway comply with 2004 AASHTO Green Book standards. Contact Nat Banihatti at 379-1818 for further assistance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Extension of existing private sewer system required to serve the project. 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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) and on-site fire protection 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. 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. September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 7 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a revised Long-form Planned Office Development to allow the construction of an educational facility on the site. The request does not require a change to the Land Use Plan. Master Street Plan: World Avenue 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class I bike route is shown along World Avenue. 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 property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. 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: (September 6, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff stated a dedication of World Avenue was required. Staff also requested information concerning the proposed bioswales. September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 8 Pubic Works comments were addressed. Staff stated the driveway locations and widths did not meet traffic access and circulation requirements. Staff also stated a grading permit would be required prior to construction on the site. Landscaping comments were addressed. Staff stated an automatic irrigation system would be required to water landscaped areas. 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 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 to staff addressing the issues raised by staff and the Subdivision Committee members at the September 6, 2007, committee meeting. The applicant has removed the eastern-most driveway location as requested by staff. The applicant is proposing an amendment to the previously approved POD to allow the Welcome Center Pavilion to be constructed. The Welcome Center Pavilion will contain dining facilities, galleries for temporary exhibits, a gift shop and meeting/seminary spaces designed to serve and educate the public. The Pavilion will also provide support space and rest areas for activities in the Commons, as well as the entry/exit point for visitors to the future Phase Three Global Village educational experience. The building is one story containing 16,026 square feet. During this phase of development the Commons area will be completed. The Commons area is approximately 1.3 acre circular outdoor area at the center of the campus. The area is the symbolic radiant point for the entire campus development representing the center and beginning of the “concentric circles of influence” concept which is the site planning design guide which sets the layout of buildings, walks, parking and landscaping elements. This area is primarily a sodded grass area to be used for outdoor special events, education and gathering of Heifer and public groups. In the very center of the commons is a paved area which includes the Heifer “Cornerstones” representing the values of Heifer International. A brick walk leads through the Commons from the auto court. At the north edge of the Commons is a grove of Pecan Trees which will be a shaded outdoor gathering area for education and respite from the open grass areas of the Commons. This area will have a floor of crushed pecan shells, and crushed lime store. The North Wetland is the northern extension of the Phase One Wetlands which encircle the Headquarters Building. The North Wetland is approximately September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 9 .60 acres. The wetlands were conceived to demonstrate Heifer’s commitment to water conservation and to restore historic wetlands that existed on this site. The wetlands capture and store rainwater from the site and buildings. The wetlands contain aquatic plants which filter pollutants from the water and help control insects. The North Wetlands will feature a Tupelo Marsh and boardwalks which extend into the wetlands areas from educational viewing experiences. The Agroecology Education area is an approximately .750 acre area at the Northwest corner of the site which will be used to demonstrate sustainable agriculture systems and practices. This area provides hands on experience with agricultural processes and approaches which Heifer fosters and encourages around the world. This area will include terraced fields, rotational crop rows, raised bed gardens and flat planted and grazed areas. All of these planted areas will be integrated with the site collected rainwater and the North Wetland which it borders. The auto court is an approximately 10,000 square foot vehicular circular turnaround and drop off area for visitors to the Educational Center and future Global Village. This court is the extension of 3rd Street and serves as the primary Pubic Entrance to the Heifer International World Headquarters Campus. Primary identification and directional signage will be placed at the perimeter of this area consistent with signage allowed per the zoning ordinance. The previous phase allowed for the construction of 199 parking spaces. The total square footage of the Heifer International Office Building constructed in the first phase is 95,000 square feet. The new development will add 16,026 square feet and 229 parking spaces for a total of 428 parking spaces. The typical minimum parking required for a development of this type would be 277 parking spaces. The parking is more than adequate to serve the proposed development. The parking lot will continue the environmentally friendly design principles set forth in the first phase of the project. The parking areas will include again the permeable reinforced gravel surfaces, bioswales and concrete paving that was constructed in the first phase. The drainage will be captured and routed to the initial system created for capture and reuse of the on site storm water. The applicant has indicated wheel stops will be placed on the site to protect landscaped areas. The applicant has also indicated an irrigation system will be provided to water landscaped areas. The applicant is requested a reduced street buffer along World Avenue. The required minimum width of the street buffer is fifteen feet and nine inches. The width is proposed to match the previously approved landscape strip. Staff is supportive of the request to reduce the landscape in this area as requested by the applicant. September 27, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7381-A 10 Staff is supportive of the request to revise the previously approved POD to allow Heifer International to construct the Phase II portion of their previously approved conceptual plan; an educational building and associated parking. To Staff’s knowledge, there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the requested POD subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the request to allow a reduced buffer along the World Avenue to match the previously approved landscape strip. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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 request to allow a reduced buffer along the World Avenue to match the previously approved landscape strip. 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 10 FILE NO.: Z-7879-B NAME: Boyd Homes Revised Short-from PD-R LOCATION: Located at 614 Rock Street DEVELOPER: Tina Boyd 617 Cumberland Street Little Rock, AR 72211 ENGINEER: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.51 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family Residential PROPOSED ZONING: Revised PD-R PROPOSED USE: Single-family Residential – Placement of a pool within the Courtyard area, signage and stairs for the proposed home located at 614 Rock Street. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,364 adopted by the Little Rock Board of Directors on August 1, 2005, rezoned this site from UU, Urban Use District and R-4A to PD-R to allow the development of three single-family homes. The new homes would be executive style homes built on individual lots. The total lot area proposed for development was 18,300 square feet and was three platted lots. The site contained 75 feet along the Rock Street and 50 feet along the Cumberland Street. The development proposed two homes facing Rock Street and one home facing Cumberland Street. The driveway for all homes would be from Cumberland Street. The driveway and parking areas would be designated as a cross access and utility easement. September 27, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7879-B 2 The northern most home facing Rock Street was proposed as a 2,500 square foot home with a three car detached garage and a loft apartment above the garage. The lot width proposed was 47 feet and a lot depth of 150 feet for a total lot area of 7,050 square feet. A side yard setback of 3 feet on the south property line and a five foot setback on the northern property line was approved. The front yard setback was approved a eleven feet from the edge of the sidewalk edge to the front porch. The second home facing Rock Street contained 2,530 square feet and a two-car garage. The home was proposed as a two story home with a front setback of 13-feet from the property line and a four-foot side yard setback on each of the property lines. An overall lot area of 4,200 square feet with a lot width of 28 feet and a lot depth of 150 feet was approved. The home facing Cumberland Street would be constructed with a front yard setback of 12 feet from the property line and a 3-foot side yard setback along the south property line. The lot was approved containing 7,500 square feet with a lot width of 50 feet and a lot depth of 150 feet. The home would contain 3,000 square feet and be constructed as a two story unit containing a two car detached garage. Each of the homes would have a private courtyard between the detached garage and the home. The front yard areas were to be landscaped along with the private courtyard area. The construction materials would be compatible with the surrounding neighborhood. Landscaping would be placed along the common drive to screen the area from Cumberland Street. A six foot privacy fence would be added in the parking area and around the courtyards to further screen the homes from the adjoining properties and roadways. Every effort would be made by the applicant to save all the existing tress on the northern property line. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PD-R to allow the placement of a pool within the courtyard area of 614 Rock Street and to allow a small sign within the front yard area of Lot 2. The sign will require approval by the MacArthur Park Historic Commission prior to installation. The site plan also includes the placement of a stairway along the northern perimeter of the site to use as access to the garage apartment. The revision to the PD-R is for the proposed home located at 614 Rock Street. No other modifications are proposed to the previously approved site plan. The home is proposed as a one and a half story home with approximately 3,000 square feet. The home will maintain the previously approved detached garage with a covered walkway/breezeway to the home. The garage was approved with a second story apartment containing 900 square feet. The construction materials proposed are the same as the materials previously approved. September 27, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7879-B 3 According to the applicant every attempt will be made to save all of the trees on the northern edge of the property. The City of Little Rock Urban Forestry Department was consulted and has provided procedures on minimizing damage to the tree roots. The applicant is seeking approval from the Mac Arthur Park Historic District for appropriateness based on review of materials, textures, color, mass, height, scale, bulk, etc in relation to other structures in the area. B. EXISTING CONDITIONS: Two of the three homes proposed for development have been constructed. This lot is presently a vacant grass covered lot. There are two single-family residences and multi-family units located to the south of the site. To the north of the site is a single-family structure, which has been converted into an office use for a telephone answering service and a large parking lot located to the northwest of the site. Rock and Cumberland Streets are both one-way streets with Rock Street traveling northbound and Cumberland Street traveling southbound. C. NEIGHBORHOOD COMMENTS: The Macarthur Park Neighborhood Association, all residents, who could be identified, located within 300 feet of the site and all owners of property located within 200 feet of the site were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. For access by emergency vehicles, a minimum 20 foot access easement must be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. September 27, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7879-B 4 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). Fire Department: Approved as submitted. 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 Downtown Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a revised PRD. The request does not require a change to the Land Use Plan. Master Street Plan: Rock Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. This street 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 Housing goal states: “Redevelop 153 vacant lots and re-occupy 512 vacant houses and 325 vacant apartments.” Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 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 primary changes were to allow the placement of a pool and to allow a small sign to be located within the front yard area. Staff stated the revised plan indicated a stair encroachment into the setback which would require a fire rated wall at the time of construction. Staff also stated reducing the rear yard access easement to 17-feet caused concerns with maneuverability for residents backing from the garage. September 27, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7879-B 5 Public Works comments were addressed. Staff stated the access drive should maintain the 20-feet as was previously approved to allow for emergency access. Ms. Boyd stated she would amend her request to maintain the 20-foot as was previously approved. 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 September 6, 2007, Subdivision Committee meeting. The applicant has removed from the request the reduction of the rear access and utility easement leaving the area at the 20-foot as was approved in the original Planned Residential Development request. The previous approval for Lot 2 allowed a building envelope of 119 feet by 37.69 feet. The requested revision is to allow the placement of a pool within the courtyard area of 614 Rock Street, allow a stairway to exit from the garage apartment along the northern property line within the previously approved setback and to allow a small sign within the front yard area of Lot 2. The pool is proposed within the previously approved building envelope. The pool is proposed not to exceed 20-feet by 22-feet. The site plan indicates the pool will be constructed between the rear of the proposed home and the detached garage. A six foot fence will be placed along the northern and southern property lines as was previously approved. The stair is proposed to access the garage/apartment along the northern perimeter and be placed two to three feet from the property line. The stair will be constructed to meet all requirements of the building codes including a fire rated wall along the north side of the stairs. A sign is proposed within the front yard area of the home. The sign will be constructed within the design guidelines of the MacArthur Park Historic District and require approval by the MacArthur Park Historic Commission prior to installation. The home is proposed as a one and a half story home with approximately 3,000 square feet. The home will maintain the previously approved detached garage with a covered walkway/breezeway to the home. The garage was approved with a second story apartment containing 900 square feet. The construction materials proposed are the same as the materials previously September 27, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7879-B 6 approved. The maximum building height proposed is less than building heights typically allowed in single-family zones with a maximum height of 30-feet. Staff is supportive of the request. The applicant is seeking to place a pool within the courtyard area of the proposed new single-family home. The pool is proposed within the previously approved building envelope and does not encroach into the previously approved setbacks. In addition staff does not feel the placement of a small sign within the front yard area consistent with signage allowed in the MacArthur Park Historic District will significantly impact the area. The placement of the stairwell to access the garage apartment along the northern perimeter should have minimal impact on the area. The use to the north of the site is a non-residential use and is operated 24-hours per day. Staff does not feel the placement of stairs adjacent to this use will significantly impact the development or the area. The revision to the PD-R is for the proposed home located at 614 Rock Street and no other modifications are proposed to the previously approved site plan. To staff’s knowledge there are no technical issues associated with the request remaining outstanding. 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: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommends 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. Ms. Tina Boyd addressed the Commission on the merits of her request. She stated there were few modifications proposed from the original approval. She stated the request would allow for the placement of a pool within the previously established courtyard area, the placement of a sign within the front yard area and the placement of stairs along the northern perimeter to exit the garage. She stated the sign would be consistent with signage allowed in the Mac Arthur Park Historic District. She stated the sign was not required but she was requesting the sign to advertise her business. She stated she had a home based business and desired to be able to advertise. Ms. Alice Lightle addressed the Commission in support of the request. She stated she was in support of the development Ms. Boyd had done in the downtown area and felt her developments were an asset to the City. She stated she was the Environmental September 27, 2007 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7879-B 7 Judge and had occasion to see properties which were not taken care of were not assets to the community. Mr. Conner Limerick addressed the Commission in opposition. He stated he owned the property to the north of the site and had been in the area for 35 years. He stated he was in support of the original application when the building line was established at 12-feet. He stated he was unaware applications could change and did not know the building line could be reduced to 11-feet without him being notified. He stated he was not opposed to the development but felt the development should fit the lot. He stated there were a number of changes to the application request. He stated the original approval allowed a 2,500 square foot home, the letter mailed by Ms. Boyd indicated a 2,900 square foot home and the current application request indicated a 3,100 square foot home. He questioned the actual size of the home. He stated the previous approval allowed the construction of a single story home and the home was now proposed as a story and ½. He stated this would tower over his property. He stated presently from his southern windows he could see the Rice Mansion and the street. He stated with the new construction all he would see was a wall. He stated there were a number of neighbors present in opposition of the request but he was speaking for all those present. Ms. Boyd stated the neighborhood was a diverse neighborhood. She stated the front porch would start at the 11-foot line and go back 8-feet before the home started. She stated the adjoining property was located at 9.5-feet from the property line. She stated the request was scheduled to go before the Mac Arthur Park Historic District to determine the appropriateness of the construction and compatibility with the area. Commissioner Allen stated he did not feel the proposed request was out of line. He stated as house plans were finalized modifications and adjustments were made to the home. He stated he felt the development was a quality in-fill development. Commissioner Williams stated he too was a resident of the area and applauded Ms. Boyd’s efforts and felt the development quality work. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 8 ayes, 1 no, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 11 FILE NO.: Z-8049-A NAME: AA Storage at Shackleford Road Revised Long-form PCD LOCATION: Located at 4324 South Shackleford Road DEVELOPER: AA Storage, LLC Eric Heizman 1501 Winslow Drive Little Rock, AR 72207 ENGINEER: Scott Richberg, PE 2024 Arkansas Valley Drive Little Rock, AR 72212 AREA: 5.5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Mini-warehouse PROPOSED ZONING: Revised PCD PROPOSED USE: Mini-warehouse – Add truck rental VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,551 adopted by the Little Rock Board of Directors on July 18, 2006, rezoned the site from R-2, Single-family to PCD. The site contained 5.5 acre and the development was proposed with a maximum of 725 mini-storage units spread over a total of seven (7) buildings, developed in four (4) phases. The business office, four storage buildings (one on the north and two on the south) as well as the two story building on the west, along with all site amenities including infrastructure, fencing and signage were to be constructed in phase one. Construction on the subsequent phases would commence upon lease up of the previous phases. Building construction was to consist of metal clad steel buildings with a standing seam roof made of a non-reflective September 27, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8049-A 2 metal material. Four of the buildings would be two story. All fencing, landscaping and signage requirements would be met, per the zoning ordinance minimum standards. The hours of operation for the facility were approved from 6:00 am to 10:00 pm daily. There was to be an on-site manager for the following hours: Monday through Saturday from 8:00 am to 5:00 pm and Sunday from 12:00 pm to 5:00 pm. The request included a replat of the site into two lots, Lot A, (mini-storage) and Lot B (cell tower) to allow the immediate transfer of Lot A to the applicant while the current owner retained ownership of Lot B. A cell tower was located on the extreme Northwest corner of the property and was proposed to be located on a separate parcel. The applicant had site control over this portion of the site, and would purchase the approximately 4,800 square foot area once the cell tower lease had expired and the equipment was removed. A. PROPOSAL/REQUEST: The applicant is seeking a revision to the previously approved Planned Commercial Development to add truck rental and leasing as an allowable activity on the site. The applicant has indicated there will be a maximum of four (4) trucks on the site available for rental at one time. The trucks are proposed to be parked behind the security fence along the northern boundary of the development. B. EXISTING CONDITIONS: The site is currently under construction for the mini-warehouse facility. A cellular tower is located along the northwestern perimeter of the site. To the south of the site are residential uses and an office warehouse development. To the southwest of the site is an office use, the Clear Channel Metroplex. North of the site is undeveloped and wooded property with a manufactured housing development located further north. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Stagecoach Dodd Neighborhood Association, Tall Timber Property Owners Association, Pecan Lake 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. Shackleford Road is classified on the Master Street Plan as a minor arterial. September 27, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8049-A 3 A dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Project served by private sewer system with no discharge to Little Rock Wastewater System. Contact 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. Central Arkansas Water: No objection to adding truck rental to site. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on dedicated CATA Bus Route #14 – the Rosedale Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a revised Long-form Planned Commercial Development to allow the placement of rental trucks on the site previously approved for mini-warehouse development. The request does not require a change to the Land Use Plan. Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan and Colonel Glenn Road is shown as a Principal 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 since this is a Principal Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. September 27, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8049-A 4 Bicycle Plan: A Class II bike route is shown along Shackleford Road. A Class II bikeway is located on the street as either a five foot 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. While the Neighborhood Action Plan does call for more commercial in the area, the plan does not address this specific issue. Landscape: No comment on the placement of trucks on the site. All previous comments apply to the development of the site. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was not present. Staff presented an overview of the proposed request and stated there were no outstanding technical issues associated with the request. 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 in need of addressing remaining from the September 6, 2007, Subdivision Committee meeting. The request is to allow a revision to the previously approved Planned Commercial Development to add truck rental and leasing as an allowable activity on the site. A maximum of four (4) trucks will be located on the site for rental. The trucks are proposed to be parked behind the security fence along the northern boundary of the development. There are no other changes from the previous approval. Staff is supportive of the addition of truck rental as an allowable activity on the site. Staff does not feel the placement of a maximum of four trucks will significantly impact the development or the area. To staff’s knowledge, there are no remaining technical 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. All conditions of the previous approval continue to apply to the proposed rezoning request. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends of approval of the request subject to compliance September 27, 2007 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8049-A 5 with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff stated all conditions of the previous approval continue to apply to the proposed rezoning request. 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 12 FILE NO.: LU07-14-01 Name: Land Use Plan Amendment - Geyer Springs East Planning District Location: 3200 Baseline Road Request: Mixed Office Commercial to Commercial Source: James Gilliam PROPOSAL / REQUEST: Land Use Plan amendment in the Geyer Springs East Planning District from Mixed Office Commercial to Commercial. Commercial includes a broad range of retail and services, varying in size and type. The proposed use of the property is a skating rink. EXISTING LAND USE AND ZONING: The amendment area is currently zoned R-2 Single Family and is vacant and wooded. North, south and east of the amendment area is also zoned R-2 Single Family and is mostly undeveloped because of the large floodplain of Little Fourche Creek to the east. There are single family houses to the northwest and apartments to the southwest. To the west of the amendment area along Baseline Road are several nonconforming uses in R-2 Single Family zoning: an engine rebuilding shop, a tire store, a day care, a Laundromat and a donut shop. There is also a vacant Planned Commercial Development. The southeast corner of the intersection of Hilaro Springs and Baseline is zoned C-2 Shopping Center District and has a retail store called Denim and Diamonds in what used to be a Dollar General store. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment area is currently shown as Mixed Office Commercial and Park/Open Space on the future land use plan. The Mixed Office Commercial extends west along the north side of Baseline to Scott Hamilton Drive. North of that is a strip of Park/Open Space and then Single Family. South of the amendment area is shown as Multi Family and Park/Open Space. Ordinance 19669 amended the land use plan on January 2, 2007 west of the Baseline/Scott Hamilton intersection. The Low Density Residential on the south side of Baseline between Hilaro Springs and Reck Road was amended to Suburban Office for future development. Ordinance 19532 amended the land use plan on May 16, 2006 in several areas near this location. City staff initiated this amendment to recognize current and future uses. September 27, 2007 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LU07-14-01 2 MASTER STREET PLAN: Baseline Road is shown as a Principal Arterial on the Master Street Plan with reduced standards. 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 since this is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class I bike route is shown proposed on the eastern edge of this property in the Little Fourche Creek floodway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, the amendment location is within eight blocks of a park or open space. Immediately east of the amendment area is the Little Fourche Creek floodplain, which is 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 Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization goal states: “Encourage commercial zoning on main arterials -- Baseline, Geyer Springs, Scott Hamilton, Hilaro Springs Road.” ANALYSIS: This area is currently shown on the Future Land Use Plan as Mixed Office Commercial. It is surrounded to the east by the Little Fourche floodplain. To the north and south are both single family and multi family housing. This part of the city was annexed in 1985 by a general election and is within half a mile of the city limits. This area of Baseline is zoned R-2 Single Family and is surrounded by non-conforming uses: an engine-rebuild shop, a daycare, multi family apartments, etc. These non-conforming uses were grandfathered-in in the 1985 annexation. September 27, 2007 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LU07-14-01 3 The applicant has requested a change from Mixed Office Commercial to Commercial for a proposed skating rink on this site. A change to Commercial on the plan would open the door to any type of commercial re-zoning, whereas Mixed Office Commercial requires a Planned Zoning Development to help ensure a compatible use for the surrounding areas. It would be more logical to have the Commercial area shown at the intersection of Baseline and Scott Hamilton across from the other Commercial areas. This would enhance the node of Commercial with the PZD required MOC being across from the Multi family and the single family. Another commercial development would not be totally out of character with this portion of Baseline Road, but Staff feels the Planned Zoning Development process should be utilized to guide proper development for this region. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Upper Baseline Neighborhood Association and Southwest Little Rock United for Progress. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The item was placed on the consent agenda for deferral to the November 11, 2007 agenda. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 12.1 FILE NO.: Z-8258 NAME: Gilliam Short-form PCD LOCATION: Located at 3200 Baseline Road DEVELOPER: James Gilliam 4710 West 12th Street Little Rock, AR 72204 SURVEYOR: Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 11.14 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: Universal Skate Center VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning for this site from R-2, Single-family to Planned Commercial Development to allow the construction of a universal skate center on the site. The building is proposed as 226-feet by 96-feet for a total of 21,696 square feet. The parking is proposed within the front yard area of the development with access from Baseline Road. B. EXISTING CONDITIONS: The site is overgrown and is void of trees. The floodway is located along the property’s eastern and northern boundary. There is a single-family home and September 27, 2007 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-8258 2 vacant property located to the south of the site. To the west is a vacant industrial building. To the northwest are single-family homes located along Unity Lane and further north are homes located off Mize Road. There is an approved PCD located on the northwest corner of Unity Lane and Baseline Road but the business is no longer in operation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Upper Baseline Neighborhood Association has called staff indicating opposition to the proposed request. All owners of property located within 200 feet of the proposed site along with the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress 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. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. Provide site plan showing proposed access, parking locations, proposed structure in relation to the property lines, floodplain, floodway and Baseline Road. 3. All driveways shall be concrete aprons per City Ordinance. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. The project would qualify for a contribution in-lieu of construction at the time of the building permit. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. September 27, 2007 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-8258 3 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. 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. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains located on site. No permanent construction within easements of existing sewer mains. 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 size and location of the water meter. Additional fire hydrant(s) and on-site fire protection 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 water main extension may be required in order to get adequate fire protection 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: 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. September 27, 2007 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-8258 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow construction of a universal skate center. A land use plan amendment for a change to Commercial is a separate item on this agenda (LU07-14-01). Master Street Plan: Baseline Road is shown as a Principal Arterial on the Master Street Plan with reduced standards. 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 since this is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown proposed on the eastern edge of this property in the Little Fourche Creek floodway. 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 Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization goal states: “Encourage commercial zoning on main arterials -- Baseline, Geyer Springs, Scott Hamilton, Hilaro Springs Road.” Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Land Use buffers will be required at six percent of the width (northern perimeter) and depth (eastern and western perimeters) of the property. Buffers are required no less than nine feet and with a maximum depth of fifty feet. The eastern and western perimeters will require a 24-foot buffer with 70 percent of the area remaining undisturbed. The buffer along the northern perimeter is required to be 22.8 feet with seventy percent of the area to remain undisturbed. 3. Street buffers are required at six percent of the depth of the property or a depth of 22.8 feet and in no case less than half along Baseline Road. 4. An automatic irrigation system to water landscaped areas will be required. September 27, 2007 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-8258 5 5. 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: (September 6, 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 applicant provide a site plan detailing the proposed parking layout, areas designated for landscaping, any proposed fencing and the location of any proposed dumpster facilities. Public Works comments were addressed. Staff stated Baseline Road was classified on the Master Street Plan as a principal arterial and dedication of right of way 45-feet from centerline would be required. Staff also requested the applicant provide the location of the floodway and floodplain on the proposed site plan. Staff noted a grading permit would be required prior to any development of the site. Landscaping comments were addressed. Staff stated the site was located adjacent to residentially zoned or used property. Staff stated the buffer ordinance would require a minimum of six percent of the depth of the property would be required as the land use buffer along the northern perimeter and a minimum of 70 percent of this area was to remain undisturbed. Staff stated the eastern and western perimeters would also require the placement of a land use buffer at a minimum of six percent of the width of the property. Staff stated the minimum width of the buffer was nine feet and the maximum width of the buffer was fifty feet. 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 September 6, 2007, Subdivision Committee meeting. The applicant has provided a site plan detailing the proposed parking layout, areas designated for landscaping, any proposed fencing and the location of any proposed dumpster facilities. The applicant has also indicated right of way per the Master Street Plan will be provided. September 27, 2007 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-8258 6 The plan includes the construction of a universal skate center constructed of a pre-engineered metal building with a total of 21,696 square feet of gross floor area. The site plan includes the placement of 70 parking spaces. The maximum building height proposed is 24-feet. The site plan indicates the placement of a nine foot landscape strip along the western perimeter, adjacent to the industrial building, for the first two hundred feet. The buffer is then increased to 50-feet. The southern portion of the buffer will not be maintained as an undisturbed buffer since the site is located adjacent to a non-residential use. The area where the site abuts vacant and residential uses the area will be maintained as required by the typical minimum ordinance standard. The land use buffer along the eastern and northern perimeters are more than adequate to meet the typical minimum ordinance requirements. The site plan indicates the placement of a twenty-eight foot street buffer. The indicated street buffer is more than adequate to meet the typical minimum ordinance requirement. The site plan indicates the placement of building landscaping and landscaping within the parking lot area per the Landscape Ordinance requirements. The applicant has indicated the placement of a dumpster facility along the western perimeter of the site. The dumpster has been located near the non- residential activity located to the west of the site. A note on the site plan indicates the dumpster will be screened per the typical minimum ordinance requirements. Staff recommends the dumpster be relocated to the eastern side of the property to lessen the impact on the single-family homes located to the northwest of the site. The hours of service have not been limited. Staff recommends the hours of dumpster service be limited to daylight hours. The site plan indicates the placement of a single sign within the front landscaped area. The sign is proposed with a maximum height of 16-feet and a maximum sign area of 80 square feet. The signage is less than typically allowed in commercial zones. The site plan indicates the placement of 70 parking spaces. Typical minimum parking required for lodges, halls, exhibition halls, clubs and similar places of public assembly is one space per one hundred square feet of gross floor area. Parking for general business and retail sales is one space per 300 square feet of gross floor area up to 10,000 square feet and for structures above 10,000 square feet and up to 20,000 square feet ninety five percent of the parking requirement and 20,000 to 30,000 square feet is 90 percent of the requirement. Based on these two scenarios a total of 216 parking spaces would be required for public assembly and 68 parking spaces would be required for commercial uses. Staff is supportive of the parking as proposed. Staff does not feel the proposed use will generate the traffic requiring parking as required for public assembly. Staff feels the current parking is controlled and has the ability to be policed by the owner to eliminate any potential for loitering. The revised site plan indicates the placement of two drive locations along Baseline Road. Staff is not supportive of the indicated driveway configuration. September 27, 2007 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-8258 7 On principal arterial streets, driveways must be spaced at least 300 feet from other driveways or intersections and 150 feet from the property line. The western driveway must be removed due to its distance from Unity Lane and the property line. Due to the floodway, this property is allowed only one driveway that is a maximum 36 feet wide. Staff recommends the drive be relocated to the center of the site allowing a single access to the site. The applicant has indicated the building will be sound proofed with a high performance acoustic insulation. Barrier Ultra-dBtm is a noise reduction sound insulation product. The material controls sound across a broad spectrum. The material will be installed to prevent the sound from being audible on the exterior of the building. The floodway is shown to be on this property and to the east. In accordance with Section 31-2176, 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. The revised site plan has not indicated the dedication of easements nor indicated the location of the floodway. Staff recommends the applicant provide the location of the floodway on the site plan. Staff is supportive of the request for the development of the property. The applicant is proposing the construction of a new commercial building on the site to offer recreational opportunities for the area residents and the population as a whole. The site is located on an arterial roadway and adjacent to an industrial use. The uses to the west of the site are primarily non-residential uses fronting Baseline Road with a commercial node located at the intersection of Baseline Road and Scott Hamilton/Hilaro Springs Road. The applicant is indicated screening and buffering to project the residential uses located to the northwest. Although staff is supportive of the request there are a number of site plan issues related to the site plan in need of addressing prior to staff providing support of the request. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as currently proposed. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant was seeking a deferral of the item to the November 8, 2007, public hearing to allow additional time to resolve issues raised by staff concerning the site plan as proposed. 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, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 13 FILE NO.: Z-8259 NAME: Sonic Drive-in Baseline Road Short-form PCD LOCATION: Located at 4501 Baseline Road DEVELOPER: Sonic Restaurants Inc. 300 Johnny Bench Drive Okalahoma City, OK 73104 ENGINEER: National Restaurant Designers Architects and Engineers 2805 Meridian Parkway Durham, NC 27713 AREA: .52 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential – Non-conforming drive-in restaurant PROPOSED ZONING: PCD PROPOSED USE: Drive-in Restaurant VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of this non-conforming site to Planned Commercial Development to allow an existing patio area to be covered by an arched canopy. There are no other modifications proposed to the site with the application request. September 27, 2007 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8259 2 B. EXISTING CONDITIONS: The site contains a drive-in restaurant constructed prior to the City of Little Rock annexing the area. Across Reck Road is a convenience store with gas pumps. To the southeast are buildings currently being demolished and to the west of the site is a wooded area. North of the site is a mixture of uses including commercial, office and residential uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Upper Baseline Neighborhood Association called in support of the request. All owners of property located within 200 feet of the proposed site, the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress and all owners of property, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. The driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the site is further expanded or redeveloped in the future only one (1) driveway will be allowed to access Baseline Road. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements that are not being modified that are located in the right- of-way. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. September 27, 2007 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8259 3 Fire Department: Place 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 #15 – the 65th Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing Sonic Drive-in to undergo renovations. The request does not require a change to the Land Use Plan. Master Street Plan: Baseline Road is shown as a Principal Arterial with reduced standards on the Master Street Plan and Reck Road is shown as a Collector. 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 since this is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 Upper Baseline Neighborhood Action Plan. The Economic Development goal states: “Retain existing businesses, and when necessary, find new businesses to replace those that close.” Landscape: No comment on the placement of the canopy over the food court. Any future redevelopment of the site may require the addition of landscaping. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was not present. Staff presented an overview of the proposed development stating the request was to allow an existing patio area to be covered. Staff noted the site was presently zoned R-2, Single-family and was a legal non-conforming use for a drive-in restaurant. Staff stated there were no outstanding issues associated with the request. There was no further discussion September 27, 2007 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8259 4 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 in need of addressing raised at the September 6, 2007, Subdivision Committee meeting. The applicant is seeking a rezoning of this non-conforming site to Planned Commercial Development to recognize an existing drive-in restaurant and to allow the existing patio area to be covered by an arched canopy. The canopy is proposed with a maximum height of 35-feet; consistent with heights typically allowed in commercially zoned property. Staff is supportive of the request. As indicated, the restaurant is an existing business and was constructed prior to the City annexing the area. Staff does not feel the placement of the canopy over the outdoor dining area will significantly impact the development or the area. There are no other modifications proposed to the site with the application request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request to allow the existing patio area to be covered with a canopy subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends of approval of the request to allow the existing dining area to be covered with a canopy 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 14 FILE NO.: Z-8260 NAME: Coulson Oil Company Short-form PCD LOCATION: Located on the corner of Stagecoach and David O Dodd Roads DEVELOPER: Arkansas Fleet Fueling, LLC Coulson Oil Company 1434 Pike Avenue North Little Rock, AR 72114 SURVEYOR: Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 1.70+ 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: Convenience Store with Gas Pumps VARIANCES/WAIVERS REQUESTED: None request. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of the site from R-2, Single-family to Planned Commercial Development to recognize an existing convenience store with gas pumps. The site contains the store with a separate canopy for the fuel islands. Presently there are two drives located along Stagecoach Road and a single drive from David O Dodd Road. There are no modifications proposed to the site with the rezoning request. September 27, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8260 2 B. EXISTING CONDITIONS: The site contains an existing convenience store which as been closed for some time. The store was constructed prior to the site’s annexation by the City. Uses in the area include residential, commercial and an elementary school. To the north along Stagecoach Road is also a convenience store with gas pumps located near Lanehart Road. Further to the north new single-family homes are being constructed in the Greenwood Acres Subdivision. Along David O Dodd Road two new subdivisions are currently being developed in the Wood Creek and Waters Edge Subdivisions. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site, Southwest Little Rock United for Progress, the Stagecoach Dodd Neighborhood Association and all owners of property, who could be identified, located within 300 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 principal arterial. If the facility is redeveloped or expanded in the future, the full dedication of right-of-way to 55 feet from centerline will be required. The canopy and the pump islands would have to be relocated out of the right-of- way. Since the site is not redeveloping and no changes are being made dedicate an additional 5 feet of right-of-way. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the facility is redeveloped or expanded in the future, the driveway on East David O Dodd Road must be removed and only one (1) driveway will be allowed on Stagecoach Road. The width of driveway cannot exceed 36 feet. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Stagecoach Road and East David O Dodd Road. 4. Due to the proposed use of the property, the Master Street Plans specifies that East David O Dodd Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. It is difficult to determine the existing right-of-way without a centerline of East David O Dodd Road shown on the survey. 5. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. September 27, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8260 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water about reestablishing water service and if larger and/or additional water meter(s) are required. 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). 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: This request is located in the 65th Street West Planning District. The Land Use Plan shows Neighborhood Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing convenience store to operate from this site. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Principal Arterial on the Master Street Plan and East David O. Dodd is shown as a Local Street. 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 since this is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes September 27, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8260 4 are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: A Class II bike route is shown on Stagecoach Road. A Class II bikeway is located on the street as either a five foot 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 Pecan Lake/Stagecoach-Dodd/Westwood Neighborhood Action Plan. The Zoning and Land Use goal states: “Discourage conversion of R-2 properties along Stagecoach Road.” Landscape: 1. Redevelopment of the site will require compliance with the City’s minimal landscape and buffer ordinance requirements. 2. Any and all landscaping, fencing, striping, etc. should be in good condition or repaired/replaced in conjunction with this request. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the location of the dumpster and indicate if the hours of dumpster service would be limited to daylight hours. Staff also requested the applicant provide the hours of operation for the proposed facility. Public Works comments were addressed. Staff stated right of way dedication along Stagecoach Road and David O Dodd Road would be required at a lesser standard than the Master Street Plan. Staff requested the applicant provide the location of the tanks and any improvements to determine the right of way required. There was a general discussion concerning a waiver of the right of way dedication. Staff stated once the tank locations were determined, then a waiver could be considered based on the location of the fuel tank basin. Landscaping comments were noted. Staff stated all landscaping, fencing and striping should be in good condition or repaired or replaced in conjunction with the rezoning request. 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. September 27, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8260 5 H. ANALYSIS: There were no technical issues associated with the request in need of addressing raised at the September 6, 2007, Subdivision Committee meeting. The request is to allow a rezoning of the site from R-2, Single-family to Planned Commercial Development to recognize an existing convenience store with gas pumps. The hours of operation are proposed from 5:00 am to 1:00 am seven days per week. The site contains the store with a separate canopy for the fuel islands. Presently, there are two drives located along Stagecoach Road and a single drive from David O Dodd Road. The applicant has indicated right of way dedications will be provided along the abutting streets. The right of way dedication along Stagecoach Road will be a reduced right of way with the applicant dedicating five feet. The reduced right of way dedication will take the new right of way line to the edge of the existing fuel tank storage area. The right of way along David O Dodd Road will be thirty feet from centerline as required per the Master Street Plan. A twenty foot radial dedication will be provided at the intersection of the two roadways. There are no modifications proposed to the building or canopy located on the site with the exception of cosmetic repairs. The applicant has indicated a dumpster will be added to the site and the hours of service will be limited to 7:00 am to 9:00 pm. To staff’s knowledge there are no remaining technical issues associated with the request. Staff feels the rezoning of the site to recognize the existing use is appropriate and 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: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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 9 ayes, 0 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 15 FILE NO.: Z-8261 NAME: Doggy Daycare Short-form PCD LOCATION: Located at 501 Rector Street DEVELOPER: Downtown Doggy Daycare Lance Lieblong and Stephanie Rogers 1315 Kavanaugh Blvd. #1 Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 0.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District ALLOWED USES: Residential, Office, Commercial and Industrial – All indoor PROPOSED ZONING: PCD PROPOSED USE: Pet daycare VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The developers are proposing a rezoning of the site from UU, Urban Use District to Planned Commercial District to allow the utilization of an existing industrial building as a pet daycare. The services will include daycare, boarding, training and grooming facilities for dogs as well as various types of food and accessories. Basic obedience classes will be offered and the future plans include the addition of agility and rally classes. The developers feel 501 Rector Street will provide a convenient location for persons who live, work and vacation in the downtown area. September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8261 2 The intent is to begin with 45 dogs and be provided the ability to expand to 90 dogs in the future as business grows. The business will initially employ two persons and a contract groomer. The business will add one person per 20 dogs as the business grows. The hours of operation are from 7:00 am to 7:00 pm daily. Extended hours maybe offered for special events such as activities at the Clinton Library, the River Market or the Alltel Arena. No animals will be housed outside and there will not be any outdoor runs. Overnight boarding will be in kennels that will be located inside the building. Several supervised playtime/exercise periods in a landscaped playground divided into areas for sizes will be offered during the daylight hours. An indoor play area for inclement weather or animals not suited to play outdoors will also be offered. A six foot privacy fence will be installed along the perimeters of the play area to help minimize noise. The playground area will be kept free of waste to minimize odors. In addition, enzymes and disinfectants will be used to control urine odor. All solid waste will be bagged for proper waste disposal. B. EXISTING CONDITIONS: The site contains a vacant industrial building previously used as an automobile body shop. To the east is also an industrial building, which appears to be an automobile detail shop. To the west is a vacant lot and to the south is a convenience store with gas pumps. Other uses in the area include office warehouse uses, the Clinton Presidential Library, Heifer International and the Arkansas Democrat Gazette. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the Hanger Hill Neighborhood Association, the MacArthur Park Property Owners Association 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. A concrete driveway apron must be installed per Public Works detail PW-34. 2. With any additional site development or expansion in the future, provide design of street conforming to the Master Street Plan. One-half street improvements to East Capitol Avenue will be required to be constructed to including 5-foot sidewalks with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8261 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. 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-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a rezoning from UU Urban Use District to Planned Commercial Development to allow the conversion of an existing building into a daycare for pets. The request does not require a change to the Land Use Plan. Master Street Plan: Rector Street is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: 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. September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8261 4 Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street trees are required in conjunction with this request along both Rector Street and East Capital Street. 3. Additional landscaping may be required in conjunction with any new parking areas on the site. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant provide the location of the parking stalls on the site plan. Staff also requested the applicant provide the location on the site plan of areas proposed for screening including the proposed screening material. Public Works comments were addressed. Staff stated a concrete driveway apron would be required and the developer would be required to repair or replace any broken curb, gutter or sidewalk within the right of way prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated street trees would be required along the abutting streets. Mr. Lieblong questioned the placement of trees on Rector Street. Staff the trees would be required at the time of building permit for the renovation of the building. Staff stated they would work with the applicant to determine placement to minimize impact on the area. 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 September 6, 2007, Subdivision Committee meeting. The applicant has indicated the proposed parking, the proposed screening and the location of the proposed dumpster. The site plan indicates the placement of four on-site parking spaces. The site is located in the UU, Urban Use Zoning District which typically does not require the placement of parking. The applicant has indicated the parking area is existing and is located in the rear of the building. According to the applicant, the area will September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8261 5 be resurfaced and striped for the four vehicles. Staff is supportive of the parking as indicated. The applicant has indicated signage will be placed on the building façade as typically allowed in the UU, Urban Use Zoning District. Signs are proposed along Rector Street and East Capitol Street. Each sign is proposed four feet by eighteen feet for a total of 72 square feet. The signs proposed are consistent with signage typically allowed in the UU, Urban Use District or signage as typically allowed in office zones. The applicant does not intend exterior modifications to the existing building other than cosmetic repairs. The developers are proposing a rezoning of the site from UU, Urban Use District to Planned Commercial District to allow the utilization of an existing industrial building as a pet daycare. The services will include daycare, boarding, training and grooming facilities for dogs as well as various types of food and accessories. Basic obedience classes will be offered and the future plans include the addition of agility and rally classes. The request is to allow 45 dogs with the ability to expand to 90 dogs as the business grows. The business will begin with two employees and a contract groomer. In the future, one person per 20 dogs will be added as the business grows. The hours of operation are from 7:00 am to 7:00 pm seven days per week. Extended hours may be offered for special events such as activities at the Clinton Library, the River Market or the Alltel Arena. No animals will be housed outside and there will not be any outdoor runs. Overnight boarding will be within the building. Several supervised playtime/exercise periods in a landscaped playground divided into areas for sizes will be offered during the daylight hours. An indoor play area for inclement weather or animals not suited to play outdoors will also be offered. A six foot privacy fence will be installed along the perimeters of the play area to help minimize noise. The playground area will be kept free of waste to minimize orders and enzymes and disinfectants will be used to control the urine odor. All solid waste will be bagged for proper waste disposal. Staff is supportive of the request. The applicants are seeking a rezoning of the site from UU, Urban Use District to Planned Commercial Development to allow the use of an existing industrial building as an animal daycare facility. The uses in the area are predominately non-residential uses and the site is located on the Interstate Frontage Road. Staff does not feel the use of the property as proposed will significantly impact the development or the area. To staff’s knowledge there are no remaining technical issues associated with the request outstanding. September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8261 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: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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. Commissioner Williams stated he had conversations with the Hanger Hill Neighborhood Association and they had indicated opposition to the request. He stated the Neighborhood Association had indicated they would be in attendance and send a letter to staff indicating their opposition. Staff stated they had not received any correspondence from the association. Commissioner Williams stated on this basis and not being able to hear the opposition he would vote on the request. 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 8 ayes, 1 noes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 16 FILE NO.: MSP07-01 Name: Master Street Plan Amendment - I-430 Planning District Location: Aldersgate Road at Shackleford Road Request: Remove Extension of a Collector Source: Jacob Chi, Rowan Development PROPOSAL / REQUEST: Master Street Plan amendment in the I-430 Planning District to Remove the extension of the Aldersgate Road Collector from the current dead end to the west to connect with Shackleford Road. The application states the reason to remove the proposed extension of the collector is to “eliminate traffic through residential, camp and retirement center.” CURRENT MASTER STREET PLAN: Aldersgate Road is shown as a Collector street on the plan. The Master Street Plan text states: “A Collector street is the traffic connection from Local streets to Arterials or to activity centers, with the secondary function of providing access to adjoining property. The Collector system should not be continuous but should direct traffic to arterials. This class of road is generally at a spacing of quarter to half mile. The spacing of Collectors may be decreased and/or the right-of-way and paving surface increased due to density of residential development and locations of commercial areas or other large traffic generators.” Shackleford Road, 36th Street and Kanis Roads are shown as Minor Arterials. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector section. From 24th Street to the south end of the existing street, Aldersgate Road is built to Collector Standards. From 24th Street to Kanis, Aldersgate Road has open ditches on each side and is more narrow. September 27, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: MSP07-01 2 FUTURE LAND USE PLAN: The Future Land Use plan shows Suburban Office in the northernmost section of Aldersgate Road at Kanis Road; Single Family, Suburban Office, Single Family and Park Open Space in the north central section; Multifamily and Park/Open Space in the southern central section; and Multi Family, Park Open Space and Office on the southernmost section that connects with Shackleford Road. There is a separate Land Use Plan Amendment from Office, Park Open Space and Multi Family to Mixed Use on this agenda. There is also a zoning action on this site on this agenda from R-2 to Planned Commercial District. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The revised John Barrow Neighborhood action plan of 1993 mentions this collector as an un-built collector but does not state an opinion of removing or retaining the collector connection to Shackleford. It does state to improve the efficiency of local streets in the area. ANALYSIS: This proposed connection of Aldersgate Road to Shackleford Road has been on the Master Street Plan since at least 1988. This area has been mostly undeveloped for years. Camp Aldersgate is located between Shackleford Road and Aldersgate Road. Good Shepard Ecumenical Retirement Center is on the east and south side of Aldersgate Road. Both currently take access only from Aldersgate Road. Hicks Interurban Subdivision was developed in the early part of the 20th century as a subdivision to Pulaski County. It is located roughly from Kanis to 24th Street and Aldersgate to Junior Deputy Road. That subdivision has seen a rebirth in the last few years with 71 new single-family houses being built in that subdivision since January 2000. Additional Office uses totaling 71,000 square feet of space has been built on Aldersgate Road during the same time north of 20th Street. The area could have been considered rural at one point, but with the influx of new houses and additional office uses, it is becoming much more urban. There are areas for future growth in the vicinity. The Good Shepard Ecumenical Retirement center purchased the old park area bounded on the east and north by September 27, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: MSP07-01 3 Romine Road and the west by Junior Deputy Road. It is approximately 85 acres. In Ordinance # 18,559, which rezoned the area to MF-12, three conditions that affect this amendment were noted. They are: “2. All current and future access to the Property shall be via Aldersgate Road through the existing Good Shepard campus. No access to the Property shall be permitted from Junior Deputy, Romine or Kensingston Roads. 4. The use of the Property shall be limited only to housing for the elderly as defined in the Little Rock Zoning Ordinance together with other buildings directly related to housing for the elderly such as a chapel, wellness center, and an administration building. 5. The maximum number of living units to be built on the Property shall be limited to 10 units per gross acre.” Currently, Good Shepard Ecumenical Retirement Center and Camp Aldersgate’s only access points are on Aldersgate Road. As the previous ordinance quotes, all future access to the Good Shepard site will be from Aldersgate Road. This will place all of the burden of additional traffic generated by Good Shepard on Aldersgate Road. After dedicating an open space buffer around the site, approximately 68 acres remained of the 85 acres. When considering maximum build-out on this land, the density, according to the ordinance is 10 units per acre. This will add 680 housing units. The initial drawings filed with that zoning ordinance showed duplexes and townhomes in addition to more traditional retirement assisted living units. A second application was filed with the city that was later withdrawn to add 200 beds in a more traditional retirement home multi story building that was to the east of the existing buildings. Public Works obtained traffic counts for Aldersgate Road. Currently, the total Average Daily Trips (ADT) is 3388 vehicles per day (VPD). Traffic Engineering did a trip generation study based on the addition of 680 dwelling units for Good Shepard, 96 townhomes and 30,000 square feet of commercial in the area being considered for rezoning. The trip generation showed that on weekday traffic, an additional 4,730 vehicles per day would be added. On Saturday, it would be 4,353 and Sunday would be 3,184. When added to the current load, the amount would be 8118 on weekdays, 7741 on Saturdays and 6572 on Sundays. These traffic counts do not include any additional development on the Good Shepard site besides the 68 acres. There are additional development areas on the current campus. September 27, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: MSP07-01 4 The design specifications for a Collector street has a service volume of 5000 vehicles per day. Based on the volumes of 4730 VPD generated by the proposed improvements and the fact that the existing ADT is approximately 1800 VPD, the proposed roadway will surpass it’s service volume of 5000 VPD as shown in the Master Street Plan based on the Collector Standard. The Master Street plan states the desired spacing for collectors is one-quarter to one-half mile. The segment of Shackleford Road between Kanis and 36th (both of which are Minor Arterials) is nine-tenths of a mile. The spacing between Kanis and the proposed collector is one-half mile and the spacing between it an 36th Street is one-third mile. This collector is properly spaced per the plan. Having a dead end collector may have the outcome of adding more congestion to the Collector. Without the connection to Shackleford Road to disperse traffic, Staff is concerned about access to these properties. NEIGHBORHOOD COMMENTS: Notice was sent to the following neighborhood association: John Barrow Neighborhood Association. Staff did not receive any comments before the time of printing. STAFF RECOMMENDATIONS: Staff does not support the request to remove the collector because of increased traffic in the area due to increased development (both current and proposed), lack of sufficient access to properties in the area, and spacing issues. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The item was placed on the consent agenda for deferral to the November 11, 2007 agenda. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 16.1 FILE NO.: LU07-11-03 Name: Land Use Plan Amendment - I-430 Planning District Location: The present terminus of Aldersgate Road and east of South Shackleford Road Request: Office, Multi Family and Park/Open Space to Mixed Use Source: Frank Riggins, Crafton Tull Sparks PROPOSAL / REQUEST: Land Use Plan amendment in the I-430 Planning District from Office, Multi Family and Park/Open Space to Mixed Use. Mixed Use represents a mixture of residential, office and commercial uses. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development, which will include commercial and residential uses. EXISTING LAND USE AND ZONING: The amendment area is currently zoned MF-12 Multi Family and OS Open Space. The property is approximately 21 acres and is wooded and undeveloped. The land immediately north is also zoned OS Open Space for Camp Aldersgate and is largely wooded. East of the amendment area is zoned MF 18 for the Good Shepherd Healthcare Center. Southwest is zoned PCD Planned Commercial Development for the Shackleford Business Center and south is zoned O-3 General Office but is vacant. Southeast is zoned MF-12 Multi Family for The Cottages assisted living. West of the amendment area is zoned PCD for the new mall, Shackleford Crossings. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown as Office, Multi Family and Park/Open Space on the Future Land Use Plan. The Office and Multi Family both extend south to West 36th Street. The Park/Open Space extends north to Interstate 430 for Camp Aldersgate. West of this area is shown as Mixed Office Commercial and Service Trades District. East is also shown as Multi Family. Ordinance 18977 changed the Mixed Office Commercial south and west of the intersection of Old Shackleford and Shackleford Roads west and south to 36th Street to Service Trades District on November 18, 2003. September 27, 2007 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO.: LU07-11-03 2 Ordinance 18839 changed the Single Family in the area bounded by 16th Street, Perry Street, 18th Street and Aldersgate Road to Suburban Office on March 18, 2003. Ordinance 18811 changed the Multi Family south and west of the 36th Street and Interstate 430 intersection to Mixed Office Commercial on February 4, 2003. MASTER STREET PLAN: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan and Aldersgate Road is shown as a Collector. 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. BICYCLE PLAN: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. PARKS: According to the Master Parks Plan the amendment area is within eight blocks of a park or open space. Camp Aldersgate has a large area of open space just north of this amendment. 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: “To provide an enhanced climate for home - ownership and new residents in the area.” September 27, 2007 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO.: LU07-11-03 3 ANALYSIS: This amendment area is vacant and undeveloped. It is currently shown as Office, Multi Family and Park/Open Space on the Future Land Use plan. The application is coupled with a zoning application and a Master Street Plan amendment application. The applicant is proposing to abandon the proposed extension of Aldersgate Road, to rezone to a Planned Commercial Development and to change the Future Land Use to Mixed Use. The applicant intends to build a mixed development comprised of townhouses, commercial retail, and single family houses. This area of South Shackleford is currently undergoing a major transformation. The Shackleford Crossings Mall is in the final stages of construction and major street improvements are being made to this portion of South Shackleford Road. This area already has quite a large amount of Multi Family shown on the Plan for this area: south of 36th Street on the west side of Shackleford, along Aldersgate Road, and on the north side of 36th just east of Shackleford. Some of the multifamily has been built and while some areas are vacant. A change at this area to Mixed Use would allow for a blend of retail and residential with the guidance of a planned development. The PZD process would provide design review that could help preserve the character and integrity in relation to the surrounding developments. The neighborhood action plan for this area cites a need for new residential units and residents in the area, and the addition of a mixed development would help satisfy these needs. NEIGHBORHOOD COMMENTS: Notices were sent to the John Barrow Neighborhood Association. Staff has received one comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The item was placed on the consent agenda for deferral to the November 11, 2007 agenda. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 16.2 FILE NO.: Z-8262 NAME: Rowan Village Long-form PCD LOCATION: Located on Aldersgate and South Shackleford Road DEVELOPER: Rowan Development LLC 641 Old Hickory Blvd. Brentwood, TN 37027 ENGINEER: Crafton, Tull, Sparks and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 21.946 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: MF-12 ALLOWED USES: Multi-family 12 units per acre PROPOSED ZONING: PCD PROPOSED USE: Single-family, Multi-family, Office and Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of this 22 acre tract of land for a mixed use development. The property is currently zoned MF-12 and is undeveloped. The desire is to develop the property in three phases. The first phase consists of five lots with commercial development proposed located along Shackleford Road. The Phase II portion of the development consists of residential townhouse units and the third phase will consist of 30 lots for single-family residences. The proposed uses for the commercial lots are those allowed in C-3, General Commercial District excluding the following listed uses: September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 2 Bar, lounge or tavern (except as part of a restaurant or hotel use), Cabinet or woodwork shop, College dormitory, College fraternity or sorority, 24-hour community welfare or health center, Feed store, Group care facility, Lodge or fraternal organization, Mortuary or funeral home, Pawnshop, Private club with dining or bar service, Recycling facility, automated, Taxidermist, Ambulance service post, Bus station and terminal, Crematorium, Upholstery shop, furniture, Upholstery shop, auto, Appliance repair, excepting as part of a larger use, Auto glass or muffler shop, excepting as part of a larger use, Beverage store, excepting on primarily marketing wine and/or fine liquor, Parking, commercial lot or garage, Drive-in theater. Auto parts, sales with limited motor vehicle parts installation shall be limited to Lots 2 or 3 provided that buildings shall be no closer than 200-feet of Camp Aldersgate. Auto repair bay doors shall not face Camp Aldersgate. Service/gas station, convenience store or retail or wholesale fuel outlet shall not be located within 200-feet of Camp Aldergate. The use of outdoor speakers or sound amplification systems shall be prohibited on the property except for one-half hour before and after the owner’s or occupant’s hours of being open to the general public. The operation of any such speaker and system is limited to those that do not emit sound that is plainly audible from Camp Aldersgate or a distance of 200 feet or more from the source of such sound. The Phase II townhouses will be attached structures three stories in height with garages. The Phase III single-family residences will be on lots which average 50-feet in width by 100-feet in depth with an alley system for rear loading garages. Buffers of existing and enhanced vegetation will be preserved between the development and Camp Aldersgate as well as adjacent to the skilled nursing facility to the east. As a part of the application process the applicant is seeking an amendment to the City’s Future Land Use Plan (LU07-11-03) and an amendment to the Master Street Plan (MSP 07-01) both as separate items on this agenda. The amendment to the Land Use Plan would reclassify the property from the present Multi Family, Office and Parks Open/Space to Mixed Use. The Master Street Plan amendment would remove a proposed Collector Street presently indicated for Aldersgate Road connecting Kanis Road to Shackleford Road. The applicant is proposing to dedicate a 60-foot right of way for the purpose of constructing and dedicating to the City a 36-foot wide collector street off of Shackleford Road which will loop through the property and extend east to provide access to the single-family subdivision. The northernmost connection with Shackleford Road will align with the controlled intersection being built as part of the Shackleford Crossing Shopping Center development. The southern connection will align with Old Shackleford Road. September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 3 The single-family subdivision will be served by private streets. An emergency access route from the end of Aldersgate Road to the collector street will also be provided. The terminus of Aldersgate Road which currently dead ends at a barricade will be constructed to a cul-de-sac by the applicant. A single development sign will be erected on Shackleford Road. The sign will be a pylon sign with an overall dimension of 8-feet in width by 18-feet in height. B. EXISTING CONDITIONS: The site is a wooded site located on the east side of Shackleford Road near the intersection with Old Shackleford Road. To the east of the site is Good Shepard Residential facilities with the skilled care nursing facility located along the eastern boundary of the site. To the west, across Shackleford Road, a 100 acre site is being developed as a shopping center development with office uses located along the southern boundary of the development. To the south of the site is vacant office zoned property and Our Way residential development. North of the site is Camp Aldersgate. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the John Barrow Neighborhood Association and all owners of property, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide at least two (2) street names for the proposed private street and proposed private alleys. For additional information, contact Civil Engineering, David Hathcock, at 371-4808. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5-foot sidewalks with planned development. A pedestrian crossing across Shackleford Road should be located at the south side of the north intersection. 4. 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. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 4 5. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 6. The southern intersection must be moved to align with Old Shackleford Road or placed just on the north side of Old Shackleford Road if needed due to left turn conflicts. The south intersection must be located at a minimum 300 feet from the northern intersection. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 7. Turn around must be provided for a WB-30 vehicle attempting to enter private portion of the development. A stacking distance of 30 feet from pavement must also be provided. 8. 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. A variance must be requested if advanced grading is desired with construction not imminent on all portion of the development. 9. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 10. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 11. Contact Traffic Engineering, Nat Banihatti at 379-1818 for proper design of the proposed round-a-bouts. 12. The applicant is desiring to remove the future connection of Aldersgate Road which is a collector street connecting to Shackleford Road as shown on the Master Street Plan. Current traffic counts on Aldersgate Road at the Kanis Road intersection is 3400 vehicles per day. A collector street is designed to handle 5000 vehicles per day. 13. Rowan Village Circle must be constructed to commercial street standards per the Master Street Plan with 5 foot sidewalks on both sides. 14. 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). 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. These plans should be forwarded to Traffic Engineering for approval. 17. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 5 18. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 19. 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. 20. Provide a letter prepared by a registered engineer certifying the sight distance at the south intersection complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main outfall located on site. Easements must be provided on plat and no permanent construction will be allowed within the easements. Sewer main extension required with easements for all lots not presently service by Little Rock Wastewater. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Additional easements are required. Contact Entergy for additional information. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. An existing waterline easement, recorded as document 91-02755 in the office of the Pulaski County Circuit Clerk, should be shown on the plans. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 6 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 Office, Multi Family and Park/Open Space for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU07-11-03). Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan and Aldersgate Road is shown as a Collector. 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The applicant is seeking a Master Street Plan amendment as a separate item on this agenda to remove a proposed Collector for Aldersgate Road from Kanis Road to Shackleford Road (MSP07-01). 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 John Barrow Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal states: “To provide an enhanced climate for home - ownership and new residents in the area.” Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The site plan has a variety of mixed uses on the site. However, attention needs to be given to maintain sufficient buffering between the uses on the site. 3. The zoning buffer ordinance requires a fifty foot wide (50’) street buffer and in no case less than half along South Shackleford Road. September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 7 4. The zoning buffer ordinance requires a forty foot (40’) land use buffer along the northern perimeter and the southern perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the north, south, and east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and eastern perimeters of the site. 6. The zoning buffer ordinance requires a fifty foot (50’) wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 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: (September 6, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request remaining outstanding. Staff stated the cover letter indicated development of the lots fronting Shackleford Road but no development plans had been indicated for the lots. Staff also questioned the proposed use of tract areas identified on the proposed site plan. Staff requested the applicant provide the lot coverage, the maximum building height and the areas designated for landscaping. Staff also requested the applicant provide the percentage of green space or open space for each of the activities. Public Works comments were addressed. Staff stated the right of way dedication would be from centerline to allow a total dedication of 90-feet. Staff stated the gates indicated for the single-family phase did not allow for proper turning around if a visitor could not enter the site. Staff questioned if advanced grading would be requested for the entire site with the development of the first phase. Staff noted this would require a variance from the Land Alteration Ordinance to allow the advanced grading. Landscaping comments were addressed. Staff stated the land use buffer was calculated by reviewing the entire site and not each individual lot proposed for development. Staff stated the Commission could approve a lesser buffer if they September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 8 deemed the requested buffer excessive based on the proposed use of the property and the abutting 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. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 6, 2007, Subdivision Committee meeting. The applicant has provided the site layout for the commercial lots, the lot coverage, the maximum building height and the areas designated for landscaping. The applicant has also provided the percentage of green space or open space for each of the activities. The development is proposed in three phases with the first phase being the non-residential aspect of the development located adjacent to Shackleford Road. The applicant has indicated five parcels for commercial and office development. The lots are proposed with a maximum building footprint, parking layout and landscaped areas. The maximum building footprint for the structure proposed for Lot 1 is 130 feet by 70 feet or 9,100 square feet. The parking is indicated with 26 parking spaces. The typical minimum parking required for a commercial development would be 30 parking spaces for Lot 1. Lot 2 is indicated with a retail building with approximately 16,800 square feet of space. The site plan indicates the placement of 54 parking spaces. Based on typical minimum parking required for a commercial development 56 parking spaces would be required. The building proposed for Lot 4 has a footprint of 65 feet by 65 feet and 13 parking spaces. Based on typical minimum ordinance requirements 14 spaces would be required. The building on Lot 5 is indicated with a 60 foot by 60 foot building footprint and 35 parking spaces. Based on the typical minimum ordinance requirements 12 spaces would be required. The retail portion of the development is proposed as one story structures with a maximum building height of 27-feet. The applicant has not provided the total open space for the commercial portion of the development. Per the zoning ordinance a minimum of ten percent of the gross planned commercial mixed use development area shall be designated as landscaped open space not to be used for streets or parking. Phase II is the townhouse portion of the development. The townhouses located south of Rowan Village Circle will be three story or 39-feet in height and the townhouses north of Rowan Village Circle will be two story or 30-feet in height. Parking is proposed one the ground floor level of the three story townhouse structures and surface parking is proposed for the two story units. Phase III is the single-family residential portion. The site plan indicates the placement of 30 units on lots with an average lot size of 50 feet by 100 feet. The setbacks proposed are five feet on the sides, five feet on the front and ten feet on the rear. The development will be served by private streets and alleys and is proposed as a gated community. September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 9 The density proposed for the residential portion of the development is nine units per acre for the townhouse development and eight units per acre for the single- family portion of the development. The total open space for the residential portion, Phases II and III is 104,350 square feet or 38 percent. Two playground areas have been indicated on the site plan. The typical buffer requirements are not being met with the proposed site plan. Although the development is proposed as a Planned Commercial Development, the development is proposed as a mixed use development with the commercial uses located along Shackleford Road, the townhouse residential uses located in the center of the site stepping down to single-family along the east. Along the southeastern perimeter, the single-family portion of the development is located adjacent to property presently zoned MF-12 and being used as duplex housing. The site plan has indicated a nine foot buffer for this area. The remaining area along the southern perimeter abuts property presently vacant and zoned O-3, General Office District. The site plan indicates the placement of a nine foot land use buffer in this area as well. A portion of the applicant’s site will develop with townhouse residential units and the remaining area is designated for commercial/office development. The site is being reviewed as a single development site thus the zoning buffer ordinance requires a forty foot (40’) land use buffer along the southern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. The site plan indicates a 20-foot land use buffer along the northern perimeter. According to the applicant, the indicated buffer has been agreed to between the abutting property owners. Since the site is being reviewed as a single development plan, the zoning buffer ordinance requires a forty foot (40’) land use buffer along the northern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. Along the eastern perimeter of the site, adjacent to a nursing home facility, the single-family portion of the site plan indicates the placement of a nine foot land use buffer. The site is being reviewed as a single development plan, therefore the zoning buffer ordinance requires a fifty foot (50’) wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. The Shackleford Road street buffer located along the western perimeter has not been indicated. The site is being reviewed as a single development plan, therefore the zoning buffer ordinance requires a fifty foot (50’) wide street buffer along Shackleford Road. Screening has not been indicated. The applicant has stated screening will be placed along the single-family portion of the development and potentially along the townhouse development portion of the development. The northern perimeter screening will be placed in accordance with agreements made with the abutting property owner. The dumpsters have been noted on the site plan along with a note indicating the screening. The applicant has indicated the dumpster will be serviced during normal business hours. September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 10 The following represents a letter received from Camp Aldersgate addressed to Tony Bozynski, Director – Planning and Development: “Since June, 2007, Camp Aldersgate board member, John Baker, and I have met several times with the owner’s representatives to review and discuss the owner’s proposed development plan of the captioned property adjacent to and immediately south of Camp Aldersgate. Camp Aldersgate and the women’s Division of the United Methodist Church agree to support the current proposed Planned Commercial Development of the property as depicted on Exhibit “1” enclosed herewith, subject to the following requirements, in addition to any other requirements imposed by current local, state and federal law and subject to their approval of the owner’s landscape plan for the property to be submitted to the City at a later date: 1. Lighting and signage. No freestanding (lighted or unlighted) pole signs in excess of 20-feet will be permitted on the property. The property’s parking lot lights shall not exceed 30 feet in height or be directed towards adjoining properties or roadways. The property’s parking lot lights shall be full cut off, metal halide fixtures that utilize 400 watt or less horizontal bulbs with flat lenses to control glare and over spill of lighting. No downward lighting fixtures shall be permitted on the property except those specifically designed to light parking areas, service drives, sidewalks, and areas necessary for the protection of persons or property, and none shall exceed, the height or foot-candle specifications of the property’s parking lot lights. Signage for the remaining portions of the property shall comply with Section 36-346(f) and 36-347 of the Little Rock Code as currently enacted. The property’s northern most out parcel shall contain no building mounted signage facing north or northeast. 2. Use Restrictions. Owner agrees to place certain restrictions on the property prohibiting certain uses thereon, with said use restrictions being attached as Attachment “A”. This requirement shall also apply if owner elected to self develop any of the property. 3. Security Fencing. So as to ensure continued perimeter security and buffering, the owner agrees to install and maintain a black chain-link security fence (the “Fence”) at least 8 feet in height along the dividing line between the property and Camp Aldersgate’s property. 4. Noise Pollution. Use of outdoor speakers or sound amplification systems shall be strictly prohibited on the property except for ½ hour before and after the user’s September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 11 hours of being open to the general public. The operation of any such speaker or sound amplification system is limited to those that do not emit sound that is plainly audible from the dividing line between the property and Camp Aldersgate’s property. 5. Master Street Plan Amendments. Owner is aware Camp Aldersgate and others may at some future time attempt to remove Aldersgate Road as a designated collector street from the City of Little Rock’s Master Street Plan or to reclassify Aldersgate Road to a street with a lesser design capacity. Owner has no objection to any attempt to remove Aldersgate Road as a designated collector street from the City of Little Rock’s Master Street Plan or to any attempt to reclassify Aldersgate Road to a street with a lesser design capacity. 6. Legal Matters and Continuing Cooperation. As to the items in enumerated paragraphs One (1), two (2), and four (4) above, owner agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be part of the land for future uses and will file said declaration as part of the public record prior to its request for a Certificate of Occupancy for any building on the property. Approval of said declaration shall not be unreasonably withheld. Owner covenants that in connection with Camp Aldersgate’s Executive Director of any change in status of development at the property to the extent that such development touches or impacts Camp Aldersgate. Owner shall provide reasonable prior notice of the commencement of excavation be given to the Executive Director in order that any necessary on-site preparations be made at Camp Aldersgate. The provisions of this letter shall be incorporated into (1) the final plan of development and the zoning ordinance amendments approved by the City of Little Rock and (2) any site plans or building plans to be approved by the City of Little Rock for any parcel within the property. The enumerated restrictions above shall automatically terminate in the event either Camp Aldersgate is no longer owner by the Women’s Division of the United Methodist Church or other 501(c)(3) non-profit corporation or its property is no longer used for charitable purposes. Signed by the Executive Director of Camp Aldersgate and a representative of the Women’s Division of the United Methodist Church.” Attachment “A” Excluded Uses from Property a. Bar, lounge or tavern b. Cabinet and woodwork shop c. College dormitory September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 12 d. College fraternity or sorority e. 24 hour community welfare or health center f. Feed store g. Group care facility h. Lodge or fraternal organization i. Mortuary or funeral home j. Pawnshop k. Private club with dining or bar service l. Recycling facility, automated m. Taxidermist n. Ambulance service post o. Auto parts sales or new or used auto sales p. Bus station and terminal q. Crematorium r. Upholstery shop, furniture s. Upholstery shop, auto t. Appliance repair, excepting as part of a larger use u. Auto glass or muffler shop, excepting as part of a larger use v. Beverage or liquor store w. Parking, commercial lot or garage x. Service/gas station, convenience store, or retail or wholesale fuel outlet y. Drive-in theater The proposal as requested by the applicant includes the removal of the connection of Aldersage Road with Shackleford Road from the Master Street plan. Staff is supportive of the development as a mixed use development but has concerns with items relating to the Master Street Plan amendment, the buffers indicated and the proposed uses. Staff is not supportive of the removal of the Collector Street from the Master Street Plan but feels, based on the present layout, the proposed development is still workable with the inclusion and construction of the street as required by the Master Street Plan with some minor modifications. The buffers have been significantly less than the current ordinance requirements. The site is being reviewed as a Planned Commercial Development based on the proposed uses of the property. Per the zoning ordinance the intent of the PCD district is to accommodate multiple use developments containing any combination, including multiple combinations of commercial, office or residential uses in a carefully planned configuration is such a manner as to protect and enhance the viability of each independent use. The ordinance states in order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the planning commission shall require landscaping and screening as a part of a PUD or PD. The planning commission September 27, 2007 SUBDIVISION ITEM NO.: 16.2 (Cont.) FILE NO.: Z-8262 13 in relation to the overall character of the development and its specific location shall determine the nature and extent of screening and landscaping required. In addition perimeter treatment notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of Chapters 15, 21 and 36 of the Little Rock code. Staff has concerns with a number of the listed uses including the allowance of a convenience store with a fuel outlet and the auto parts sales with limited motor vehicle parts installation. Staff feels these uses could potentially impact the adjacent properties and residential uses. Although staff is supportive of the development concept, staff is not supportive of the application as filed. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral. 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. There was no further discussion of the item. A motion was made to approve the request for the By-law waiver. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 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, 1 absent and 1 open position. September 27, 2007 ITEM NO.: 17 FILE NO.: LU07-04-01 Name: Land Use Plan Amendment - Heights-Hillcrest Planning District Location: 300 & 310 North Van Buren Request: Single Family to Mixed Use Source: Stephen Niswanger, Niswanger Law Firm PLC PROPOSAL / REQUEST: Land Use Plan amendment in the Heights-Hillcrest Planning District from Single Family to Mixed Use. Mixed Use represents a mixture of residential, office and commercial uses. The applicant has applied for a short form Planned Commercial Development to allow the conversion of an existing single family home to be used as a residence and a nail salon with three to four employees. EXISTING LAND USE AND ZONING: The amendment area is currently zoned R-2 Single Family District and is occupied by two single-family residences. The surrounding area west, north and east of the amendment area is also zoned R-2 and is occupied by single family and two family residences. South of the amendment area is zoned R-2 for a single family house and zoned Planned Commercial Development for Arkansas Prosthetics. Northeast is zoned R-4 Two Family District for some duplexes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment area is shown as Single Family on the Future Land Use Plan. The plan shows Single Family for everything along Van Buren Street between B and G Streets. South of the amendment area on both sides of Van Buren is shown as Single Family and Suburban Office. Beyond the Suburban Office is shown as Office and Commercial at the intersection of Markham and Van Buren. Ordinance 19422 was approved November 1, 2005 to amend the Plan at A Street from Single Family to Suburban Office for future development. Ordinance 19095 was approved May 18, 2004 to amend the plan at University and Markham from Office to Community Shopping for the proposed Midtown Mall. MASTER STREET PLAN: North Van Buren is shown as a Minor Arterial with reduced standards 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 September 27, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: LU07-04-01 2 urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. PARKS: According to the Master Parks Plan, this site is within eight blocks of a park or open space. The amendment area is just two blocks north of War Memorial Park. 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 Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: “Adopt a plan of action to stop the degradation, to reverse its course, and to recreate a neighborhood that is one again a pleasant place to work and live. This includes no net loss of residential units by demolition or conversion to other uses.” ANALYSIS: This application is located in Little Rock’s Hillcrest area, which is characterized by higher density single family homes developed on 50’ by 150’ lots. This application area is surrounded by these type single-family homes. Van Buren Street is shown as a Minor Arterial with reduced standards on the Master Street plan. This street has historically been part of the single-family neighborhood that surrounds it, but over the last several years it has had pressure to change into a more commercial corridor. Commercial uses are ideal at the intersection of arterials such as the intersection of Markham and Van Buren south of this amendment area. There is a small area of Commercial on both sides of Van Buren on the north side of Markham. An Office and Suburban Office area is shown as a buffer between the Commercial uses and residential uses to the north. Over time, several single-family houses along this area have September 27, 2007 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: LU07-04-01 3 been converted to non-residential uses or demolished and this trend appears to be moving north along Van Buren. This is not one of the non-conforming uses nor is it adjacent to a non-conforming use. This would in effect create another small island of non-residential uses on Van Buren. The Hillcrest Neighborhood Action Plan specifically calls for “no net loss of residential units by demolition or conversion to other uses.” This goal is supported by the two objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the neighborhood’s character. Van Buren Street is still mostly comprised of single family homes in good repair. The addition of new zoning and land use categories further north into the neighborhood could be seen as encroaching on these single family homes. Staff feels the single family residential nature of North Van Buren Street needs to be protected and upheld. While a change to Mixed Use would still require a Planned Development, Staff does not recommend this change. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Hillcrest Residents Association. Staff has received two comments in opposition from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) Brian Minyard, City Staff, made a brief presentation to the commission covering the Future Land Use Plan in the area, existing non-conforming businesses in the area (of which this is not one), comments from the neighborhood action plan and appropriate locations for non-residential uses. Donna James made a presentation of item 17.1 so the discussion could coincide with the discussion for item N. See item 17.1 for a complete discussion concerning the Nails by Kimmie Short-from PD-C. A motion was made to approve the item and was denied with a vote of 1 aye, 6 noes, 3 absent, and 1 open position. September 27, 2007 ITEM NO.: 17.1 FILE NO.: Z-8263 NAME: Nails by Kimmie Short-form PD-C LOCATION: Located at 310 North Van Buren Street DEVELOPER: Kimberly Mensie C/o Niswanger Law Firm 5 Innwood Circle, Suite 110 Little Rock, AR 72211 DESIGN PROFESSIONAL: Barry Williams Roberts and Williams Associates 1501 N. University Avenue, Suite 430 Little Rock, AR 72207 AREA: 0.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Residential and a Full Service Salon VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is the owner and operator of Nails by Kimmie and the owner of property located at 310 North Van Buren Street. The applicant is seeking a rezoning from R-3, Single-family to Planned Development Commercial to allow the utilization of the site as a full service salon. The shop has four employees including the owner. The shop offers a variety of services including manicure, pedicure, massage, tanning, hair coloring, hair cutting, hair removal, permanent makeup and other beauty/aesthetic services. The applicant also intends to reside in the structure. September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 2 Normal business hours are from 10 am to 8 pm Monday through Saturday. Other times are available by appointment. A single sign to identify the business and direct customers to the rear yard parking is proposed within the front yard area. The rear yard is proposed to be paved with ten (10) parking spaces. The parking will be accessed via an alley located along the northern perimeter. B. EXISTING CONDITIONS: The site contains a single-family home with a functioning alley located along the northern boundary of the home. The rear yard area is open with a large tree located in the center of the yard. The non-residential uses have been limited to the area south of B Street. The area north of B Street is primarily residential with the exception of a scattering of non-conforming office and neighborhood commercial uses located along Van Buren Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Hillcrest Residents Neighborhood Association 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. Van Buren Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Van Buren Street and the alley. 3. At the time of building permit review, 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: Location of existing sewer service unknown. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 3 AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if this premise becomes a business or if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. 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 Heights/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Short-form Planned Commercial Development to allow the conversion of an existing single family home to be used as a residence and a nail salon with three to four employees. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU07-04-01). Master Street Plan: North Van Buren is shown as a Minor Arterial with reduced standards 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 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 Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: “Adopt a plan of action to stop the degradation, to reverse its course, and to recreate a neighborhood that is one again a pleasant place to work and live. This includes no net loss of residential units by demolition or conversion to other uses.” September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 4 Landscape: 1. The site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a six foot nine inch wide (6’-9”) land use buffer between this property and the property to the west. Seventy percent of this area is to remain undisturbed. 3. The landscape ordinance requires a six foot nine inch wide (6’-9”) landscape strip around the sites entirety. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 4. The property to the west 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 western perimeter of the site. 5. This area is located within the designated mature area of the City. 6. Credit for saving existing on site trees can be given thus reducing the number of trees that will be required to plant as a part of this application. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present. Staff presented the item stating the applicant was requesting a rezoning to allow the use of the site as a residence and a full service salon. Staff stated there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff questioned the total square footage of the existing structure and the proposed expansion area. Staff also questioned if the site would utilize a dumpster and, if so, the location of the proposed dumpster facility. Staff stated the site was located within the newly adopted Hillcrest Design Overlay District. Staff stated they had provided the overlay district standards and requested the applicant provide details of the indicated items. Public Works comments were addressed. Staff stated a dedication of right of way 35-feet from centerline would be required per the Master Street Plan. Staff also stated a 20-foot radial dedication would be required at the intersection of the alley and Van Buren Street. Landscaping Comments were addressed. Staff stated buffering and screening would be required along the perimeters of the site. Staff also stated any variances from the Landscape Ordinance would require approval from the City Beautiful Commission. September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 5 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 September 6, 2007, Subdivision Committee meeting. The applicant has indicated the site will not utilize a dumpster, provided the total square footage of the existing structure and the expansion area and provided details of their site related to the Hillcrest Design Overlay District typical standards. The applicant is seeking a rezoning from R-3, Single-family to Planned Development Commercial to allow the utilization of the site as a full service salon. The shop has four employees including the owner. The shop offers a variety of services including manicure, pedicure, massage, tanning, hair coloring, hair cutting, hair removal, permanent makeup and other beauty/aesthetic services. The applicant has indicated she will reside in the structure as well. The existing structure contains 1,228 square feet and the site plan includes an expansion area of 1,016 square feet. The typical parking required for a salon is one space per two hundred square feet of gross building area or 6 spaces with the existing square footage and 11 spaces with the expanded area. The parking standard per Hillcrest Design Overlay District is set at 50 percent of the typical parking requirement of the zoning ordinance with the maximum parking allowed being the minimum parking established by the ordinance. Based this assessment the maximum parking allowed would be eleven spaces and the preferred parking would be five spaces. The rear yard is proposed with ten (10) parking spaces. The parking will be accessed via an alley located along the northern perimeter. The current floor area ratio is 15.6 percent and the floor area ratio with the addition of the future residential area would be 22.1 percent. The building height has been indicated not to exceed 39-feet or two and one-half stories. The Hillcrest Design Overlay District indicates a maximum floor area ratio of 0.50 percent for residential structure with more than one floor and a lot area in excess of 8,000 square feet. Maximum building heights allowed is 39-feet for two and one-half story homes. The site plan indicates the placement of a monument sign in the front yard area with a maximum height of eight feet and a total sign area of 120 square feet. The Hillcrest Design Overlay District typically allows signage as permitted in office September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 6 and institutional zones or a maximum of six feet in height and sixty-four square feet in area. The business hours proposed are Monday through Saturday from 10 am to 8 pm. Other times will be available by appointment. Staff is not supportive of the request. Staff feels the expansion of the commercial activities into the neighborhood could significantly impact the area. The development is proposed as a full service salon with four operators. The proposed use is not a quiet commercial use but in fact a commercial activity which could potentially generate in excess of 40 to 50 trips per day. (Typical single-family trip generation is eight to ten trips per day.) As indicated in the write-up for the Future Land Use Plan amendment, the change to the Future Land Use Plan for this site would in effect create another small island of non-residential uses on Van Buren Street. The addition of new zoning and land use categories further north than exists today could be seen as encroaching into the neighborhood and on the single-family homes located along Van Buren Street. Staff feels the single family residential nature of North Van Buren Street should be protected and upheld. Staff feels the commercial activities should remain as presently exist and be maintained south of B Street and along West Markham Street and not be allowed to erode the neighborhood. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Steve Niswanger addressed the Commission on behalf of the applicant. He stated his desire was to amend the application and more clearly state the intent of the development. He stated the application was amended to limit the number of full time employees to one and two part time employees. He stated the business would be run by appointment only. He stated the business would not allow massages, tanning or permanent make-up. He stated the site plan would be revised to allow eight parking spaces and not the ten as indicated. He stated the use would be limited to Ms. Mensie and not be a transferable use to any future property owner. He stated if Ms. Mensie moved or no longer operated the shop the property would revert to the R-3, Single- family zoning as it currently held. He stated presently there were a number of commercial businesses located in the area. He stated to the north and south were commercial establishments fronting on Van Buren Street. He stated traffic in the area September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 7 was a concern. He stated Van Buren Street was a cut-through street from the Heights to I-630. Ms. Sara Chastain addressed the Commission in support. She stated she was a customer of Ms. Mensie and had been for a number of years. She stated Ms. Mensie was a hard worker and should be allowed to operate her business from the site. Ms. Sandra Tindall addressed the Commission in support of the request. She stated Ms. Mensie provided a service to the cancer patients staying in the nearby hotel. She stated Ms. Mensie would come-in on Sundays and provide nail care service to these clients. Ms. Elizabeth Clarke addressed the Commission in support of the request. She stated she lived in Hillcrest and felt the addition of the business was an asset to the area. She stated she would be happy to have Ms. Mensie as a neighbor. She stated she was a customer of Ms. Mensie and when she was in the salon there was a maximum of five cars in the parking lot. She stated the business operated by appointment only which allowed for Ms. Menise to provide full service to her customers. Ms. Marcella Callaham addressed the Commission in support. She stated Ms. Mensie was a hard working individual and she would be glad to have Ms. Mensie as a neighbor. She stated she felt the addition of a minority business in the area would be an asset. Ms. Becky Whelan addressed the Commission in support of the request. She stated Ms. Mensie was a hard working individual and she could not imagine why the neighbors did not want Ms. Menise as a neighbor. She stated the site was in disrepair when Ms. Mensie bought the place and she had cleaned the site and added improvements to the structure and the lawn. She stated the property had improved and would only continue to improve if Ms. Mensie was allowed to operate her salon from the site. Ms. Marcia Camp addressed the Commission in opposition. She stated the neighbors were working to increase property values in the area. She stated the placement of a commercial business in the neighborhood would act to detract from property values. She stated crime was a concern of the neighbors. She stated with the placement of a commercial business in the area there was a potential for the criminal element to increase. She stated the neighborhood was plagued with persons walking the neighborhood casing the area looking for things to steal. She stated this was not a perceived problem and stated she provided the Commission with police reports noting the criminal activity in the area. Mr. Clint Davis addressed the Commission in opposition of the request. He stated the traffic on B Street and Van Buren Street was significant. He stated he agreed with staff and did not feel the site an appropriate location for a commercial business. September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 8 Mr. Robert Germany addressed the Commission in opposition of the request. He stated his home abutted the back yard of Ms. Mensie. He stated he did not feel the location appropriate for commercial. He stated the water from Ms. Mensie’s site drained across his property. He stated if the rear yard was paved this would only increase the water run-off onto his property. He stated traffic was a concern. He stated the traffic on Van Buren Street was significant. He stated there were a number of businesses located along Van Buren Street but most were grand-farthered in and had been commercial establishments for a number of years. He stated commercial activities should remain on West Markham Street and Kavanaugh Boulevard and not be allowed to encroach into the residential neighborhoods. Ms. Paula Lingo addressed the Commission in opposition of the request. She stated the residents were working to fix their homes and did not feel it appropriate for a commercial business to locate in the area. She stated she was in strong support of the Overlay which was recently adopted by the Board of Directors which established design guidelines for the area. She stated she was concerned with traffic backing into the alley. She stated a number of the homes were accessed via alleyways but she did not feel the alley should provide ingress and egress for commercial businesses. She stated the alley was for personal access to the homes and not commercial establishments. Mr. Scott Smith addressed the Commission. He stated he was president of the Hillcrest Residents Association. He stated the association was not in support of the request. He stated he felt the neighborhood should be protected. He stated he felt the use was proposed in the wrong place within the neighborhood. Ms. Delores Lecompte addressed the Commission in opposition. She stated she was in support of Kimmie but not in changing the zoning. She questioned if there was a way to keep Kimmie and not change the zoning. Ms. Ruth Bell addressed the Commission in opposition. She stated the request was spot zoning. She stated the area was a residential neighborhood. She stated in some cities the character of the homes abutting an arterial was different on each side of the street. She stated this was not the case in Hillcrest. She stated the area had maintained the residential qualities and did not feel the commercial should be allowed to encroach into the neighborhood. Ms. Mensie addressed the Commission. She stated there were a number of improvements envisioned for the property including the rear yard area and the alley. Mr. Barry Williams, the landscape architect for the development, addressed the Commission. He stated the request was a PD-C request which would limit the future uses of the property. He stated with the commercial business the area would be protected by allowing customers and neighbors to watch out for each other. He stated Ms. Mensie had restricted her application and felt the request reasonable. September 27, 2007 SUBDIVISION ITEM NO.: 17.1 (Cont.) FILE NO.: Z-8263 9 There was a general discussion by the Commission concerning the proposed use of the property and the impact the commercial business would have on the area. The Commission indicated the request was a planning and zoning issue. The Commission questioned Ms. Mensie as to when she purchased the property if she was told she could operate her business from the site. She stated she was told it should not be an issue. The Commission also questioned if Ms. Mensie would reside in the home. She stated she would not live in the home only use the structure for her business. Mr. Niswanger stated the application request was to reside in the home. He stated he felt the response by Ms. Mensie was an emotional response. The Commissioners stated they felt there were adequate properties zoned for commercial uses located along West Markham Street and Kavanaugh Boulevard and could not support the request. A motion was made to approve the request. The motion failed by a vote of 1 aye, 6 noes, 3 absent and 1 open position. September 27, 2007 ITEM NO.: 18 FILE NO.: Z-8264 NAME: Downtown CDC Short-form PD-R LOCATION: Located at 1802 Rock Street DEVELOPER: Boyd Homes Inc for LRCDC 617 Cumberland Street Little Rock, AR 72202 SURVEYOR: Fred Oswald 2115 Louisiana Street Little Rock, AR 72206 AREA: 0.08 acres NUMBER OF LOTS: ½ lot FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family ALLOWED USES: Two-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family residential VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated September 12, 2007, requesting this item be withdrawn from consideration without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 12, 2007, requesting withdrawal of the item without prejudice. Staff stated they were supportive of the withdrawal request. September 27, 2007 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8264 2 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 9 ayes, 0 noes, 1 absent and 1 open position.