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pc_06 22 2006sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JUNE 22, 2006 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being ten (10) in number. II. Members Present: Pam Adcock Gary Langlais Lucas Hargraves Troy Laha Mizan Rahman Jeff Yates Jerry Meyer Fred Allen, Jr. Darrin Williams Chauncey Taylor Members Absent: Robert Stebbins City Attorney: Cindy Dawson III. Approval of the Minutes of the May 11, 2006 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JUNE 22, 2006 OLD BUSINESS: Item Number: File Number: Title A. LU06-17-01 A Land Use Plan Amendment in the Crystal Valley Planning District change from Single-family to Low Density Residential, located West of Colonel Carl Miller Road, North of Baseline Road. A.1. Z-6188-A Eagle Hill West Long-form PD-R, located West of Colonel Carl Miller Road, North of Baseline Road. B. Z-6881-C McKinstry-Threet Revised Short-form PCD, located on the Northwest corner of Cantrell Road and Highland Drive. C. Z-6957-G Landers Lot 20 Colonel Glenn Center Long-form PD-C, located East of Landers, West of Talley Road. D. LU06-01-01 A Land Use Plan Amendment in the River Mountain Planning District, a change from Transition to Mixed Use. D.1. Z-7436-A Cantrell/Pinnacle Valley Revised Short-form PCD, located on the Northeast corner of Cantrell Road and Pinnacle Valley Road. E. Z-7603-B 14910 Cantrell Road Revised Short-form PCD, located at 14910 Cantrell Road. F. LU06-01-02 A Land Use Plan Amendment in the River Mountain Planning District a change from Transition to Mixed Office Commercial, located North of Cantrell Road, West of Pinnacle Valley Road. F.1. Z-7500-C Reese Revised Long-form PCD, located North of Cantrell Road, West of Pinnacle Valley Road. G. LU06-16-01 A Land Use Plan Amendment in the Otter Creek Planning District a change from Light Industrial to Industrial, located South of Warrior Drive. Agenda, Page Two OLD BUSINESS: (Continued) Item Number: File Number: Title G.1. Z-8033 Mabelvale West Industrial Park Long-form PD-I, located on Warrior Drive, Lot 1 Mabelvale West Industrial Park Subdivision. H. LU06-10-01 A Land Use Plan Amendment in the Boyle Park Planning District a change from Single-family to Mixed Use and Public Institutional, located on the Northeast corner of West 32nd Street and John Barrow Road. H.1. Z-8037 John Barrow Appearance Center Short-form PCD, located on the Northeast corner of West 32nd Street and John Barrow Road. NEW BUSINESS: I. PRELIMINARY PLATS: Item Number: File Number: Title 1. S-45-A-66 Fairway Woods Phase VII Preliminary Plat, located North of Wimbledon Loop, South of Baseline Road. 2. S-46-BB Overlook Revised Preliminary Plat, located North of Overlook Drive, near Overlook Circle. 3. S-981-C One Source Addition Replat Lot 2, located on the Southeast corner of Chenal Parkway and Kanis Road. 4. S-1477-E Two Rivers Harbor Replat Tracts 1, 3R, 7 and 8, located on the East end of Isbell Lane. 5. S-1522 Vista Pointe Subdivision Preliminary Plat, located North of County Line Road and North of Carrington Place. 6. S-1523 Tedder Subdivision Preliminary Plat, located on Kerry Drive, North of Yarberry Lane. Agenda, Page Three I. PRELIMINARY PLATS: (Continued) Item Number: File Number: Title 7. S-1524 Stagecoach Baseline Preliminary Plat, located on the Northeast corner of Baseline and Stagecoach Roads. 8. S-1525 Wellington Woods Preliminary Plat, located on the Southwest corner of West 42nd Street and Weldon Street. II SITE PLAN REVIEW: Item Number: File Number: Title 9. S-1526 Gilbert Subdivision Site Plan Review, located South of Kanis Road, East of Point West Drive. 10. Z-3689-H Lisa Academy Zoning Site Plan Review, located at 21 Corporate Hill Drive. 11. Z-4336-W Arkansas Children’s Hospital Zoning Site Plan Review and Alley Abandonment, located on the Southwest corner of West 13th and Marshal Streets. 12. Z-4336-X Arkansas Children’s Hospital Zoning Site Plan Review, located at 800 South Marshal Street. 13. Z-4555-E DHR Warehouse Zoning Site Plan Review, located on the Northwest corner of Clearwater Drive and South Shackleford Road. 14. Z-5936-F The Promenade at Chenal Zoning Site Plan Review, located on the Northwest corner of LaGrande Drive and Chenal Parkway. 15. Z-7337-B Aldersgate Office Building Zoning Site Plan Review, located on the Northeast corner of West 18th Street and Aldersgate Road. Agenda, Page Four III. PLANNED DEVELOPMENTS: Item Number: File Number: Title 16. Z-2393-D Reservoir Heights Revised Long-form PD-R, located on Reservoir Heights Drive. 17. Z-3875-C LTACH Long-form POD, located on Wilson Road, South of Kanis Road – Lots 4 & 5 Baptist Health South Subdivision. 18. Z-4343-T The Ranch – Saddle Creek Phase 2 Short-form PCD, located on the Northeast corner of Cantrell Road and Ranch Boulevard. 19. Z-6019-D GMAC Lot B-1 Short-form POD, located on the Southwest corner of LaGrande Drive and Chenal Parkway. 20. LU06-19-05 A Land Use Plan Amendment in the Chenal Planning District from Office to Mixed Office Commercial, located at the Southeast corner of Arkansas Systems Drive and Chenal Parkway. 20.1. Z-6051-I Arkansas Systems Tract 4 Short-form PCD, located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway. 21. Z-7105-B ACTS Church Revised Short-form PCD and Right-of-way Abandonment of West 43rd Street, located on the Southwest corner of West 42nd Street and John Barrow Road. 22. LU06-02-02 A Land Use Plan Amendment in the Rodney Parham Planning District from Single-family to Suburban Office, located at the Southeast corner of West Markham Street and Donna Drive. 22.1. Z-7954-A Markham Street Short-form POD, located on the Southeast corner of West Markham Street and Donna Drive. 23. Z-8049 South Shackleford Storage Long-form PCD, located on South Shackleford Road, just North of Colonel Glenn Road. Agenda, Page Five III. PLANNED DEVELOPMENTS: (Continued) Item Number: File Number: Title 24. LU06-02-03 A Land Use Plan Amendment in the Rodney Parham Planning District from Single-family to Suburban Office, located at Northbrook Circle and West Markham Street. 24.1 Z-8054 Denman Short-form PD-O, located at 2 Northbrook Circle. 25. Z-8055 Woodlawn Hills Short-form PD-R, located on the Westward extension of Forest Maple Court. 26. LU06-10-02 A Land Use Plan Amendment in the Boyle Park Planning District from Mixed Office Commercial to Commercial, located East of John Barrow Road between Labette Drive and Kanis Road. 26.1. Z-8056 Sonic Restaurant – John Barrow Road Short-form PCD, located at 1618 John Barrow Road. IV. OTHER BUSINESS: Item Number: File Number: Title 27. S-1432 Stagecoach Crossing Addition Time Extension, Southeast corner of Stagecoach and Baseline Roads. 28. LA-0007 Colonel Glenn I-430 Timber Harvest, located on the Southwest Corner of Colonel Glenn Road and I-430. 29. LA-0008 Colonel Glenn I-430 Timber Harvest, located on the Northwest corner of Colonel Glenn Road and I-430. 30. A-308 Eagle Hill West Annexation, located along the West side of Colonel Carl Miller Road between Baseline Road and Crystal Valley Road. June 22, 2006 ITEM NO.: A FILE NO.: LU06-17-01 Name: Land Use Plan Amendment - Crystal Valley Planning District Location: Westside of Colonel Carl Miller, between Baseline and Crystal Valley Roads Request: Single Family to Low Density Residential Source: Joe White, White-Daters PROPOSAL / REQUEST: The applicant requested this item be deferred on April 27, 2006. Staff supports the request for deferral to June 22, 2006. PLANNING COMMISSION ACTION: (MAY 11, 2006) To allow time filing of an annexation request to be heard with this item, it was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: Staff has asked that this item be deferred to allow time to further discuss the issues on a related request. The applicant indicated a willingness to allow more time for this discussion to occur. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The application was placed on consent agenda to August 3, 2006. With a vote of 10 for, 0 against the consent agenda was approved. June 22, 2006 ITEM NO.: A.1 FILE NO.: Z-6188-A NAME: Eagle Hill West Long-form PD-R LOCATION: Located West of Colonel Carl Miller Road, North of Baseline Road DEVELOPER: Lindsey Development 1183 East Joyce Boulevard Fayetteville, AR 72703-5261 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 36.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family and PCD ALLOWED USES: Single-family residential and Auto salvage yard PROPOSED ZONING: PD-R PROPOSED USE: Multi-family and Golf Course VARIANCES/WAIVERS REQUESTED: None requested. The property is located outside the City Limits but within the City’s Exterritorial Planning Jurisdiction. The property most be annexed to allow the proposed development access to City services prior to development. Staff recommends this item be deferred to allow the applicant to file the annexation request so the proposed annexation request and rezoning request may be heard by Planning Commission on the same public hearing date. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the property was located outside the City Limits but within the City’s Exterritorial Planning Jurisdiction. Staff stated the June 22, 2006 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z-6188-A 2 property must be annexed to allow the proposed development access to City services prior to development. Staff presented a recommendation the item be deferred to the June 22, 2006, public hearing to allow the applicant to file the annexation request so the proposed annexation, the land use plan amendment and rezoning requests to all be heard by Planning Commission on the same public hearing date. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff is requesting this item be deferred to allow additional time to further discc the issues on a related request. The applicant has indicated a willingness to allow additional time for discussions to occur. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating staff was requesting the item be deferred to the August 3, 2006, public hearing to allow additional time to further discuss the issues on a related request. Staff stated the applicant had indicated a willingness to allow additional time for discussions to occur. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: B FILE NO.: Z-6881-C NAME: McKinstry-Threet Revised Short-form PCD LOCATION: Located on the Northwest corner of Cantrell Road and Townsend Street DEVELOPER: Pfeifer Family Limited Partnership #2 Three Financial Centre, Suite 409 Little Rock, AR 72211 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.3 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Office and Retail PROPOSED ZONING: Revised PCD PROPOSED USE: Office and Retail – Placement of a wall sign without public street frontage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,594 adopted by the Little Rock Board of Directors on November 20, 2001, established the McKinstry-Threet Short-form PCD. The development was to include a mixed use PCD utilizing 2.4 acres of a 4.19 acre tract located on the north side of Cantrell Road, east of Black Road. The applicant proposed a 3-lot development with one building on each lot. Lot 1 was to contain a one-story 7,200 square foot building and 37 parking spaces. The use proposed for Lot 1 was an auto service establishment specializing in tire and battery service. Their services would include related services such as front-end alignments, shock absorber replacement, etc. No services related to engine or transmission repair or paint and bodywork were proposed. June 22, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6881-C 2 The building was oriented such that the garage bay doors would not face Cantrell Road. Lot 2 was proposed to contain a one-story 4800 square foot building and a 25 space parking lot. The applicant proposed a mix for the building of no less than 25 percent office and up to 75 percent C-3, General Commercial District uses. The applicant further defined the use of the building by eliminating the following C-3 uses: Appliance Repair, Butcher Shop, Cabinet and Woodworking Shop, Church, College Dormitory, College fraternity or sorority, College, university or seminary, Convenience store with gas pumps, Convent or monastery, Custom sewing or millinery, Establishment of the care of alcoholics, neurotic or psychiatric patients, Feed store, Fire station, Hotel or motel, Lodge or fraternal organization, Multi-family dwellings, Pawnshop, Recycling facility, automated, Seasonal or temporary sales, outside, Secondhand shop, Service station, Tax office, Theater, Amusement, commercial (outside), Building materials sales (open), Bus station and terminal, Car wash, Crematorium, Eating place with drive-in service, Lawn and garden center open display, Lumberyard, Mini-warehouse, Service station with limited motor vehicle repair, Small engine repair, Tool and equipment rental (with outside display), Upholstery shop, furniture. No more than 1,200 square feet of the building would be an eating place without drive- in service (restaurant). Lot 3 was proposed to contain a one-story 3,600 square foot building and a 21 space parking lot. The building was proposed to be utilized as 100 percent office uses. Lots 2 and 3 would take access from an improved Townsend Street and Lot 1 would have access from a common access drive shared with the property to the west. Lots 1 and 2 would have a driveway connection. The site lies within the Highway 10 Design Overlay District. The proposed development was to conform to Highway 10 standards except for two minor points. One corner of the building on Lot 1 intruded into the 100 foot front yard setback and the landscape strip along the western perimeter of Lot 1 fell 10 feet below the 25-foot requirement. The applicant also proposed to abandon a platted but undeveloped 20-foot wide street right-of-way extended east to west through the site. On Mach 15, 2002, staff presented the Planning Commission at its informal meeting a revised site plan requesting they offer their opinion as to whether the proposed plan would require a full revision to the PCD, ie., return to the full Commission and City Board for approval. The consensus of the Commission was the full revision was not necessary since the proposal resulted in a decrease in intensity of use and buildings and the elements such as curb cuts, building setbacks and landscaping remained unchanged. The Commission did however request the applicant submit a revised site plan to the Subdivision Committee of the Planning Commission when the final development plan was completed. This proposal did not move forward as was presented to the Commission at their March 15, 2002, Informal meeting. An agreement was reached with Twin City Bank, which is June 22, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6881-C 3 currently located on Lot 1, in early 2003 based on the previously approved site plan. Twin City Bank has developed on Lot 1 with a slightly larger lot than was originally proposed. On October 5, 2004, the Board of Directors adopted Ordinance No. 19,196 revising the previously approved PCD. The amendment modified the rear and side yard setbacks for proposed Lots 2 and 3 of the Candlewood East Subdivision. A 15-foot west side yard setback and a 15.4 foot east side yard setback were approved for Lot 2. A west side yard setback of 15-feet and an east side yard setback of 15.3 feet was approved for Lot 3. With the reduced side yard setbacks a more densely planted landscape area would be provided. The approval included a rear yard setback for Lot 2 of 22-feet and the front building landscaped area was increased from 4-feet to 6-feet. The revised PCD allowed 3,600 square feet office on Lot 1, 4,640 square feet of commercial on Lot 2 and 3,148 square feet of office on Lot 3. A total of 11,288 square feet, of which 4,640 square feet of commercial and 6,748 square feet of office was approved for the development. A. PROPOSAL/REQUEST: New Balance has opened a new store in the new retail portion of the development located at 13900 Cantrell Road on Lot 2. The store requests a revision to the current PCD zoning to allow signage on the west façade of the building. The sign will occupy 24.3 square feet of wall space. The west façade does not have direct street frontage, however, it does have visibility from a nearby access drive. The sign on the west façade is an important marketing tool for the New Balance store to identify its location to those potential customers who cannot see the entrance sign when traveling from the west. B. EXISTING CONDITIONS: Twin City Bank is located on Lot 1 and buildings have been constructed on Lots 2 and 3. Highland Drive has been constructed complete with curb-gutter and sidewalk. The area to the east of the site is a tree covered site. The area to the north of the site houses an office building and a plat for two additional lots was recently approved. Further west of the site is a commercial shopping node, with restaurant uses and a grocery store. There are a mixture of uses to the south of the site both residential and non-residential in nature. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not revived any comment from area residents. All property owners located within 200-feet of the site, all residents located within 300-feet of the site who could be identified, the Westbury Property Owners Association, the Secluded Hills Property Owners Association, the June 22, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6881-C 4 Westchester/Heatherbrae Property Owners Association and the Pankey Community Improvement Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) The applicant was not present due to there being no technical issues related to the proposed request. Staff stated the item had not been routed to the reviewing agencies. Staff stated the request was to allow signage without public street. There was no discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding issues associated with the request from the April 20, 2006, Subdivision Committee meeting. The applicant is proposing the placement of signage along the western façade of the existing building. The site is located within the Highway 10 Design Overlay District which has specific development guidelines for ground mounted signage but wall signage is typically allowed as per Section 36-557(a) of the City of Little Rock Code of Ordinances. This section states all on-premise wall signs must face required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant. The proposed location of the wall signage does not have public street frontage. The signage is existing on the western façade and the site is currently under enforcement for placement of signage without a permit. The applicant was issued a permit for the placement of wall signage along the front façade and the eastern façade of the building which have public street frontage. The sign was placed along the western façade instead of placing the sign on the eastern façade. A notice was issued and the applicant chose to request a revision to the current PCD zoning in-lieu of removing the sign. Staff is not supportive of the allowance of the signage without public street frontage. Staff feels the existing signage located on the front façade of the building is adequate to identify the business and allows for adequate visibility. F. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a June 22, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6881-C 5 request dated May 11, 2006, requesting a deferral of the item to the June 22, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the By-law waiver request and the deferral request. A motion was made to approve the By-law waiver with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There as been no change in the application since the previous public hearing. Staff continues to recommend denial of the applicant’s request to allow signage along the western façade of the building. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. David Hamilton of Seiz Sign Company addressed the Commission on the merits of the request. He stated the sign was a small wall sign occupying only 25 square feet of the façade area. He stated the building placement did not allow visibility from the west of the front sign. He stated if the signage was approved the signage would not result in a greater amount of allowed signage since the development did not place signage on the eastern façade where signage was allowed due to the adjacent street. Mr. Bart Dickinson of New Balance addressed the Commission in support of the request. He stated the store sign was important to the business since the western sign was the only way for customers to locate the store. He stated the building was hard for customers to find because of the curvature of Cantrell Road in the location of the store. He stated many customers passed the store and were force to turn around and come back because of visibility issues. He stated the existing vegetation from the east blocked view of the store and signage. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the Highway 10 Deign Overlay was very specific on signage. She stated the League of Women Voters supported the sign ordinance and the Overlay District. She stated in fairness the Commission should support the existing ordinances in place. June 22, 2006 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-6881-C 6 The Commission questioned if a monument sign was in place. The applicant stated there was a monument sign located along the eastern portion of the property. Mr. Dickinson stated the building was unique since the building did not parallel the roadway. He stated the building was angled which did not allow visibility from the west. He stated the signage did play a role in the decision to locate in the center. He stated he did not locate in a mall or strip center and preferred a stand alone building to service the needs of his customers. He stated a number of his customers were medical patients or elderly who were not able to walk distances to the store and desired pull up and park in front of the store. A motion was made to approve the request. The motion failed by a vote of 5 ayes, 5 noes and 1 absent. June 22, 2006 ITEM NO.: C FILE NO.: Z-6957-G NAME: Landers Lot 20 Colonel Glenn Center Long-form PD-C LOCATION: Located East of Landers, West of Talley Road DEVELOPER: Boen Enterprises 10912 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 4.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Retail - Indoor PROPOSED ZONING: PD-C PROPOSED USE: Auto body shop and Auto sales – used automobiles VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated April 26, 2006, requesting this item be deferred to the June 22, 2006, Public Hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated April 26, 2006, requesting the item be deferred to the June 22, 2006, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6957-G 2 STAFF UPDATE: The applicant submitted a request dated June 7, 2006 requesting this item be withdrawn from consideration without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 7, 2006, requesting the item be withdrawn from consideration without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. A motion was made to approve the withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: D FILE NO.: LU06-01-01 Name: Land Use Plan Amendment - River Mountain Planning District Location: Northeast corner Cantrell & Pinnacle Valley Roads Request: Transition to Mixed Use Source: Joe White, White-Daters On March 15, 2006 the applicant requested that this item be deferred. Staff is not opposed to deferral. The item will be heard on May 11, 2006. PLANNING COMMISSION ACTION: (MARCH 30, 2006) This item was placed on the consent agenda for defer to May 11, 2006 at the request of the applicant. By a vote of 10 for, 0 against, the consent agenda was approved. STAFF UPDATE: The applicant has failed to provide the additional information required by Staff. The item is not complete and must be deferred. PLANNING COMMISSION ACTION: (MAY 11, 2006) To allow time to resolve issues, the item was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: PROPOSAL / REQUEST: Land Use Plan amendment in the River Mountain Planning District from Transition to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of all three. There is an application for this site to develop a restaurant using the Planned Commercial District process. June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 2 EXISTING LAND USE AND ZONING: The property is vacant currently zoned Planned Commercial Development and is 0.98 acres ± in size. To the north are single-family homes zoned R2 Single Family. To the east are several Planned Commercial Districts and C3 General Commercial zoned land. Several retail centers are located on these properties as well as a few vacant tracts. To the south is undeveloped land zoned R2 Single Family. To the west are several Planned Commercial Developments and C3 General Commercial land. On these tracts are restaurants, retail centers and other commercial uses. Further to both the east and west are Planned Office Districts, which have banks and other office uses on them. Further to both the north and south are single-family subdivisions zoned R2 Single Family. To the south are smaller lot subdivisions (lots less than one acre), while to the north the subdivisions tend to have large lots 5 or more acres in size. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 19, 2005, the Plan was changed from Suburban Office and Transition to Mixed Use, north of Cantrell Road, west of Taylor Loop Road, approximately half a mile to the west. This change was done to accommodate future development of the area. On November 9, 2004, the Plan was changed from Suburban Office to Mixed Use and Public Institutional. This change was made south of Cantrell Road near Rodney Parham Road over a mile to the east of the application area. The requested change was to allow for future development of the area. On April 6, 2004, the Plan was changed from Transition to Commercial northwest of the Taylor Loop Cantrell intersection, half a mile to the west. The requested change was made to allow for future development of the site. On October 7, 2003, the Plan was changed from Transition to Mixed Office Commercial at the southwest corner of Sam Peck and Cantrell Roads. This change was approximately a mile to the east of the site. The change was to allow for future development of the area. On August 19, 2003, the Plan was changed from Transition to Commercial adjacent to the site on the east. The change was made to allow for future development of the area. On February 18, 2003, multiple changes were made to the Plan to more accurately reflect the existing and likely future development pattern of the area. To the west changes from Transition to Suburban Office, Single Family and June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 3 Commercial were made. To the east changes from Transition to Office, Low Density Residential, Single Family and Public Institution were made. The area requesting a change is shown as Transition on the Plan. To the north is Transition followed by Single Family. East of the site is Commercial, beyond that is Mixed Office Commercial and Office use areas. To the south is Park/Open Space use with Single Family future to the south. West of the site is Park/Open Space then Mixed Office Commercial and Commercial Areas. MASTER STREET PLAN: Cantrell Road and Pinnacle Valley Road are both shown as Arterials on the plan. The primary function of an arterial is to move vehicles and goods in and through the city. Pinnacle Valley Road is not constructed to standard. Currently there are not funds to improve either road. However as a result of this reclassification additional right-of-way and street improvements may be required for one or both of the roads. BICYCLE PLAN: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class I Route along Taylor Loop Creek to the west. PARKS: The Little Rock Parks and Recreation Master Plan indicates the site is within 8- blocks of an open space or recreation area. Taylor Loop Park, a Community Park, is the southwest. Pankey Park, Neighborhood Park, is to the southeast. While not fully developed this park sites provide the recommended open space or recreation space called for by the Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is in the River Mountain Neighborhood Plan Area. The Plan calls for the installation of sidewalks on the north side of Cantrell Road from Rodney Parham to Highway 300, which would include this property. It goes on to recommend the construction of sidewalks with all developments. The Plan recommends the Preserve the Highway 10 Design Overlay District, with vigorous enforcement of June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 4 hillside and tree preservation ordinances. These recommendations affect the design more than the proposed use. ANALYSIS: The site under review is at the northeast corner and Pinnacle Valley and Cantrell Roads, between two commercial nodes. One is to the east around the Kroger shopping center west of Panky. The other (west) is at the Taylor Loop (east) and Cantrell Road intersection. Over the last five years both of these nodes have expanded and almost grown together. Development pressure has continued to grow in the area. Staff has continually recommended less commercialization of the general area. In the early 1990s several banks and small office buildings were built along Cantrell Road from Black Road west to Rummel Road. Most of these developments were done as Planned Office Districts. This was to allow for small lot size (less than 2 acres) and often multiple buildings (only one building per 2 acres was allowed). Both of these requirements are from the Highway 10 Overlay. The landscape, setback and signage requirements of the Overlay have been followed to a higher degree. During this time the City had been unwilling to accept commercialization of the corridor. In the late 1990s some additional commercial was allowed using the Planned Commercial District process. The areas surrounding Cantrell Road to the south and to some degree to the north have developed as single-family subdivisions. There is little available land for further development to the south. Land does exist in Panky, but otherwise to the south the land is developed. To the north are a few large lots available along Beau Vue and land along Rummel Road, which could be developed residentially. At the northwest corner of Taylor Loop (east) and Cantrell several new commercial uses have been constructed in the last five years, with one center under construction currently. Adjacent to the site under review is a new commercial center with mini-storage. Most of this development is already occupied. A second new center between Taylor Loop (east) and Pinnacle Valley Roads is now complete with little of the space occupied. These developments do indicate the development community believes there is a demand for commercial in the vicinity. Cantrell Road (Highway 10) is a principal arterial. It should be noted that such roads are intended to move vehicles not provide access to adjacent land. The more commercial development with curb cuts and signage the less efficient the road will be. For this reason the City has tried to use the ‘Node’ concept. That is June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 5 to allow commercial at major intersection but not to line the road itself. It is also true that the real estate world believes ‘location and visibility’ is key. Since a Principal arterial has high volumes of vehicles there will be continuing pressure by some to line such a road with commercial uses. At the Taylor Loop portion of the ‘node’, all the land shown for Commercial is developed or developing. There are tracts shown for Mixed Use in the northwest section of the node, yet to redevelop. At the ‘Kroger Node’ there is still some land to the east of Kroger, which is shown and zoned for Commercial use, but still vacant. Thus both to the east and west are areas still to be development that the Plan recommends for either Commercial or to include Commercial use. Mixed Use is proposed for the site. This classification allows for a 100 % commercial development as is proposed with the Planned Commercial District, which accompanies this application. This tract is the last one between the two nodes not to allow some form of commercial development. Based on the past actions of the City in this area, a change to allow some intensification appears appropriate as long as the design is reviewed carefully for impacts on the homes (Transition) to the north and method of access to Cantrell and Pinnacle Valley Roads. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pankey Community Improvement Association , Secluded Hills Property Owners Association, Westbury Neighborhood Association and Westchester/Heatherbrae Property Owners Association. Staff has received informational calls. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JUNE 22, 2006) Walter Malone, Planning Staff reviewed the existing use pattern and Land Use Plan. There have been two nodes, which over the years have grown together. The intervening designations have been amended to include commercial use. This change would add commercial use as a possibility by changing the site from Transition to Mixed Use. Ms. Donna James presented the related Planned Zoning District request. See item D.1 for a full meeting summary. A motion for approval was made. By a vote of 7 for 3 against the Land Use Plan Amendment was approved. June 22, 2006 ITEM NO.: D.1 FILE NO.: Z-7436-A NAME: Cantrell/Pinnacle Valley Revised Short-form PCD LOCATION: Located on the Northeast corner of Cantrell Road and Pinnacle Valley Road DEVELOPER: Collier-Dickson Flake Partners 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.18 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: PCD and R-2, Single-family ALLOWED USES: Mini-warehouse development and a strip commercial center and Single-family residential PROPOSED ZONING: Revised PCD PROPOSED USE: Restaurant site, Mini-warehouse development and a strip commercial center VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,921 adopted by the Little Rock Board of Directors on August 19, 2003, established the Lusk Long-form PCD. The request included a rezoning and the creation of a three lot plat for the proposed development of a strip retail center and a mini-warehouse development on Lots 2 and 3, while Lot 1 was designated for future development. Lot 2 contained a 19,900 square foot retail building (O-3, General Office District uses as allowable uses and the listed Accessory uses within the O-3 zoning designation with no limits placed on the Accessory uses). Lot 3 was designated for 88,000 square feet of mini-warehouse in eight buildings and a 1,800 square foot office/residence. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 2 The three lots would be served by one curb cut off Cantrell Road. The driveway was approximately midway between Candlewood Drive and Pinnacle Valley Road. The development does not abut Candlewood Drive to the east. A strip of land not owned by the applicant approximately 30-feet in width is between Candlewood Drive and the eastern boundary of the development. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved PCD to allow Lot 1 to develop with a restaurant facility. The revision also includes a lot located in the Pine Mountain Subdivision to allow access to Pinnacle Valley Road via Pine Mountain Drive. This will allow traffic to utilize the existing traffic signal for protected left turns onto Cantrell Road. The site plan indicates the construction of a 5,000 square foot restaurant facility with a drive-through. Access to the lot is through a shared drive located east of the site on Lot 2 of the subdivision. B. EXISTING CONDITIONS: The site contains a strip retail center and mini-warehouse buildings along the northern perimeter. The area of the expanded PCD is currently vacant and was graded with the previous phase of development. A landscape company is located to the north of the site in a converted single-family residence. To the west of the site is a single-family subdivision with homes fronting onto Pine Mountain Road. To the east of the site is the Candlewood Shopping Center (Kroger, Superior Bank, Sonic). To the south of the site is vacant property with a large drainage ditch. There is a mini-warehouse development located south and east of the proposed development and a PCD for a commercial shopping center and a PD-C for a carwash are also located to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westchester-Heatherbrae and the Westbury Neighborhood Associations, the Pankey Improvement Association and the Secluded Hills Property Owners Association, along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 3 D. ENGINEERING COMMENTS: Public Works Conditions: 1. With the site development, provide the design of Pine Mountain Drive, Pinnacle Valley Road, and Cantrell Road conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. Specifically construct curb, gutter, and right turn lane on Cantrell Road to Pinnacle Valley Road and construct 5 foot sidewalk on Pinnacle Valley Road. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Access should be provided for the property(ies) located to the north. 4. The proposed land use would classify Pine Mountain Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 5. All driveways shall be concrete aprons per City Ordinance. 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) 379-1817 (Derrick Bergfield). 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan if proposed other than the current location to the east. 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. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 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 connection(s) will apply to this project in addition to normal charges if additional and/or larger meter is installed. Additional fire hydrant(s) may be required. Contact the Fire Department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 – the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial district for restaurant. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU06-01-01). Master Street Plan: Cantrell Road and Pinnacle Valley Road are both shown as Arterials on the plan. The primary function of an arterial is to move vehicles and goods in and through the city. Pinnacle Valley Road is not constructed to standard. Currently there are not funds to improve either road. However as a result of this reclassification additional right-of-way and street improvements may be required for one or both of the roads. Bicycle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class I Route along Taylor Loop Creek to the west. City Recognized Neighborhood Action Plan: The site is in the River Mountain Neighborhood Plan Area. The Plan calls for the installation sidewalks on the north side of Cantrell Road from Rodney Parham to Highway 300, which would include this property. It goes on to recommend the construction of sidewalks with all developments. The Plan recommends the Preserve the Highway 10 Design Overlay District, with vigorous enforcement of hillside and tree preservation ordinances. These recommendations affect the design more than the proposed use. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 5 Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The proposed land use buffers along the northern, western, and eastern perimeters of the site are less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. 3. Berming is encouraged along Scenic Highway 10. 4. Along the northern perimeter of the site, adjoining the proposed parking lot, the buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as “trees in this area to remain undisturbed. 5. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site, north of the proposed parking lot. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year-around requirement. 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 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: (March 8, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff stated there appeared to be a conflicting traffic movement from the drive-thru facility and the parking lot traffic. Staff also stated the site plan indicated a total of 71 parking spaces; more than adequate to meet the typically minimum parking required for a restaurant. Staff questioned the days and hours of operation for the proposed facility and noted the dumpster should be relocated away from the residential homes located to the northwest. Public Works comments were addressed. Staff stated the proposed development would require street improvements per the Master Street Plan. Staff stated Pine Mountain Drive would be classified as a Commercial street adjacent to the proposed parking lot and requested a dedication of 30-feet of right-of-way, from the centerline, along the property frontage. Staff also stated the storm water detention ordinance would apply to the proposed development and a grading permit would be required prior to development. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 6 Landscaping comments were addressed. Staff stated the indicated buffers along the perimeters of the site were less than the 25-foot average width required by the Highway 10 Design Overlay District. Staff also stated the northern perimeter of the site, adjoining the residentially zoned property would require screening. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has redesigned the drive-through facility to reduced conflicting traffic movements, relocated the dumpster away from the residential property located to the north and provided the days and hours of operation for the facility. The applicant has indicated screening along the northern perimeter of the site adjacent to the residentially zoned property. The applicant is proposing the days and hours of operation from 7:00 am to 12:00 am daily. The dumpster hours of service have been limited to 7:00 am to 7:00 pm. The proposal is for the placement of a restaurant facility on this previously established lot containing 1.35 acres. The total building area proposed is 5,000 square feet with an 8.50 percent building coverage. The total landscaped area proposed is 23,500 square feet or 39.96 percent of the site. The maximum building height proposed is 35-feet. The site plan indicates the placement of 58 parking spaces. The typical minimum parking required for a restaurant development would be 50 parking spaces. Signage is proposed consistent with signage allowed per the Highway 10 Design Overlay District. A single ground mounted sign not to exceed six feet in height and seventy-two square feet in area is proposed within the front yard landscaped area. Building signage will not exceed signage typically allowed in commercial zones or a maximum of ten percent of the façade area located adjacent to Cantrell Road. The building has been designed so that menu and order board are located where orders are taken along the eastern side of the building with the menu and order board speaker directed to Cantrell Road. The applicant has indicated the menu and order board will be screened per typical minimum ordinance standards and the volume will be such that the sound is not audible from the nearby homes. Staff feels with the placement of the menu and order board as proposed the June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 7 sound will be deflected away from the homes causing less intrusion into the neighborhood. The site plan has indicated a reduced buffer along the northern perimeter of the site. The site plan indicates the placement of a 25-foot landscape strip along the northern perimeter where abutting single-family zoned property but in the area the site abuts a non-residential use the landscape strip drops below the 25-foot minimum required by the Highway 10 Design Overlay District. The areas to the east and west also do not meet the 25-foot minimum average. A large portion of the area to the west is located adjacent to a street and property owned by the County. The area to the east is adjacent to an access and utility easement. Staff is supportive of the reduced buffers in these areas. Typically, adjacent to a street right-of-way the street buffer may be reduced to 15-feet and buffers are not typically required if the area serves as an access and utility easement. The site plan indicates the 40-foot landscape strip along Cantrell Road as typically required by the Highway 10 Design Overlay District. The redesigned plan indicates an access from this site to Pine Mountain Road by the removal of an existing single-family home. The access has been indicated with parking located along the south side of the drive to serve as employee parking only. Although staff typically has concerns with cars backing into a service drive, staff’s concerns are minimized in this case with the limited number of parking spaces and the allowance of employee parking only. Staff is supportive of the applicant’s request. The site is located within a Commercial Node extending along Cantrell Road from Highland Drive on the east to Taylor Loop Road on the west. Staff feels the development of the site as a restaurant use, if properly screened from the adjoining single-family homes, will have minimal impact on the area. Staff feels with limits placed on the dumpster service hours and the placement of the menu and order board as proposed the sound will be lessened by the travel noise along Cantrell Road. In addition, staff feels allowing access to Pinnacle Valley Road via Pine Mountain Road will assist the development and provide better protection for motorists wishing to travel east bound on Cantrell Road. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 8 PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated March 15, 2006, requesting a deferral of the item to the May 11, 2006, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff recommends this item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with 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 deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Commissioner Adcock questioned how this application was different than an application filed with the Commission a few months ago which staff did not support. Staff stated the previous application was not located in a commercial node and was located within an area identified as single-family on the Future Land Use Plan. Mr. Joe White addressed the Commission on behalf of the applicant. He stated he had worked with staff to address their concerns related to the driveway placement, the dumpster location and the order board. He stated the house to be removed was the first house on Pine Mountain Road which would limit the impact on the remaining June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 9 residential homes along the street. He stated he felt the removal of the structure would allow safer traffic movements for the proposed development. Mr. Jim Greenfiled addressed the Commission in opposition of the access to Pine Mountain Road. He stated the development would cause traffic conflicts and increased traffic on Pinnacle Valley Road. He stated the intersection of the proposed drive and Pinnacle Valley Road was to close and there would be a number of accidents based on the configuration. Mr. Robert Nlowo addressed the Commission in opposition of the request. He stated his home was located at 14 Pine Mountain Road. He stated to remove an existing home and place a commercial drive so near the homes would disrupt the residents quality of life. He stated there were a number of restaurants located along Cantrell Road and the area did not need another so close to the exiting homes. He stated existing the neighborhood was difficult without a commercial use on the corner. He stated he could not imagine if a commercial use were allowed access to the residential street how residents would be able to exit their neighborhood. Mr. Tom Anderson addressed the Commission in opposition of the request. He stated he was representing the homeowners of Pine Mountain Road. He stated he owned the home located just north of the proposed driveway. He stated his long term plan was to move his daughter into the home with her family. He stated there were 13 homes located on Pine Mountain Road five of which were rental units. He stated the allowance of the driveway would disrupt the neighborhood and create traffic problems. He stated the noise generated from a restaurant would reduce the quality of life of the residents. He stated the intersection of Cantrell Road and Pinnacle Valley Road was a dangerous intersection and he felt to increase the traffic in this intersection would create a dangerous situation. He stated there were a number of vacant properties for sale along Cantrell Road which could be developed for the proposed use which would not interfere with a residential neighborhood. He stated the neighborhood opposed the development due to the noise, the traffic and the disruption to the neighborhood. Mr. Joe White stated the developers were working to minimize the impacts on the adjoining homes. He stated the developers and staff felt the second access important to keep traffic out of the intersection of Cantrell and Pinnacle Valley Roads. He stated with the placement of the access drive would allow MEMS, who was operating a facility from the home located across the street from the proposed drive, an access should the intersection be blocked. He stated from a safety stand point the second access was necessary. He stated the drive did meet the distance requirements of the City for placement per minimum ordinance standards. There was a general discussion concerning the access drive and the need for the drive. Staff stated they felt the drive was important to facilitate traffic flows and circulation in the area. Commissioner Rahman questioned the required parking and the proposed parking along the access drive. Mr. White stated with the placement of the proposed June 22, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-7436-A 10 parking along the access the drive would get the minimum numbers where they should be and the parking would be employee parking only. There was a general discussion concerning the location of the menu board and the protection of the nearby residents. Mr. White stated the board would be screened and the volume would be such that it did not interfere with the residents. The Commission also questioned Mr. White as to if striping and a left turn only out of the drive would be constructed to reduce exits on to Pine Mountain Rod entering the neighborhood. Mr. White stated if there was a problem this could be provided. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. June 22, 2006 ITEM NO.: E FILE NO.: Z-7603-B NAME: 14910 Cantrell Road Revised Short-form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: Collier-Dickson Flake Partners 400 West Capitol Avenue, Suite 1200 Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.1 acres NUMBER OF LOTS: 4 FT. NEW STREET: 400 LF CURRENT ZONING: POD and R-2, Single-family ALLOWED USES: Restaurant/Office and Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant Development VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A request to rezone a portion of this site from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004, Planning Commission Public Hearing. The applicant proposed a development to include office and commercial activities on 3.58 acres located along the western portion of this site. Ordinance No. 19,314 adopted by the Little Rock Board of Directors on April 19, 2005, established PDC Company Short-form POD. The request included the development of a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of the proposed lots and an office building on the second lot. Lot 1 would develop with a drive-through restaurant containing 3,000 square feet and Lot 2 would develop with 21, 000 square feet of office space and 8,200 square feet of commercial space. The overall June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 2 percent for each use on the site was sixty-five percent office and thirty-five percent commercial. The development has not been constructed. A. PROPOSAL/REQUEST: The owners of 14910 Cantrell Road are now proposing a rezoning of the site from R-2, Single-family and POD to PCD to allow a four lot subdivision with a combination of sit-down and drive-thru restaurants. The lots vary in size from 1.3 acres to 2.5 acres. Restaurant sizes range from 4,100 square feet to 7,200 square feet. A cul-de-sac will be constructed as a public street from Highway 10 through the middle of the lots to provide public street frontage for each lot. The developer is requesting the flexibility to shift lot area and restaurant size within the development to accommodate a variety of tenants. A 40-foot access and utility easement is proposed from the cul-de-sac to a property located to the east of the site. This site was approved as a PCD to allow the construction of a strip retail center with no parking or access located along the rear of the building. According to the applicant access to the site to the east will allow circulation between developments and limit the need for vehicles to access Cantrell Road from the current development site. Placement of the access easement will allow vehicles from as far west as Regions Bank to access the existing traffic signal for protected left turns. The Highway 10 Design Overlay District standards will be complied with as nearly as possible. In order to facilitate a smaller type restaurant along the Highway 10 Corridor, smaller lots need to be developed. Also, the developer would like to plat the lots individually as the market demands. B. EXISTING CONDITIONS: The site contains an occupied single-family home on the eastern portion of the property and the homes on the western portion of the property have been removed. To the east of the site is the Wal-Greens development and Catfish City is located further east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a newly constructed branch bank adjacent to Cantrell Road and a dentist office located in the rear of the site on a separate lot. To the south of the site are vacant properties zoned R- 2, Single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westchester-Heatherbrae and the Westbury Neighborhood Associations, the Pankey Improvement Association and the Secluded Hills Property Owners Association along with all owners of property located within June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 3 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Sufficient right-of-way does not exist for the entire frontage of Cantrell Road. 2. Five (5) foot sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along Cantrell Road and proposed Regions Road. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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) 379-1817 (Derrick Bergfield). 8. Sidewalks with appropriate handicap ramps are required to be constructed along Cantrell Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 9. If this development is to share access with the property to the east, the entire shared access easement including the property to the east should be designed as a standard commercial street with a 60 foot right-of-way, 36 feet of pavement, curb, gutter, and sidewalks. 10. The proposed driveway (Regions Road, and Cantrell Road) must be re- designed to be right-in-right-out due to inadequate site distance. A triangular island with proper geometry must be provided to eliminate left turn movements into and out of driveway. 11. The intersection of Regions Road and the access easement has a total of six (6) entrances/exits meeting at one point which creates too many conflict points. Redesign to reflect a standard intersection with four (4) legs. Contact Traffic Engineering at 379-1816. 12. Driveway located at rear of Walgreens should be removed. June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Grease Interceptor required for all food preparation facilities. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to portions of this property. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 – the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed for this property. The applicant has applied for a PCD for four lots with the potential for restaurant uses. The request does not require a change to the Land Use Plan. Mixed Use allows for 100% commercial as a PCD. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: The closest bike rout to the site is A Class 1 bike route is located June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 5 along Taylor Loop Road to the south of Cantrell. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable natural Environment goal listed these objectives relevant to this case: “Preserve the Highway 10 Design Overlay District” and “Vigorously enforce the ordinance for the preservation of trees.” The specifics of the plan will be the determining factor as to whether the objective is met. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. This site is being reviewed as a unified development. 3. The proposed land use buffers along the northern, western, and eastern perimeters of the site are less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. 4. The land use buffer requirement along the northern perimeter of the site is an average of thirty six foot (36) in width. Seventy percent (70%) of this buffer is to remain undisturbed. 5. Additional screening may be required next to the residentially zoned properties depending upon existing conditions. If applicable, either 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 western perimeters of the site. 6. Berming is encouraged along Scenic Highway 10. 7. A minimum of nine foot (9) landscape strip is required between each platted lot. Therefore, there should be a minimum of eighteen foot (18) between lots 1 and 2. 8. Along Regions Road a minimum nine foot (9) wide landscaping strip is required to separate the proposed road from the platted lots. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated indicated Lot 1 did not meet the two (2) acre minimum lot size established June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 6 by the Highway 10 Design Overlay District. Staff stated the site plan indicated access to the property to the east and questioned if the adjoining property owner was agreeable to allowing access through their site. Staff stated they had concerns with the indicated access since parking had been designed to back-into the indicated access easement, which was not typically allowed. Staff questioned if the indicated road was proposed as a public or private roadway. Public Works comments were addressed. Staff stated the indicated street location did not allow for adequate sight distance and recommended a right- in/right-out drive onto Cantrell Road. Staff also stated the intersection of Regions Road and the access easement had a total of six (6) entrances/exits meeting at one point which created too many conflict points. Landscaping comments were addressed. Staff stated the site plan did not provide the required land use buffer along the perimeters of the property as required by the Highway 10 Design Overlay District. Staff stated interior landscaping was not adequate to meet the typical minimum Highway 10 Design Overlay District standards and requested the applicant provide a minimum of nine (9) feet of landscaping along the proposed lot lines and street frontages other than Highway 10. Staff noted a 40-foot landscaping strip would be required along Highway 10 to comply with the minimum ordinance standards. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 8, 2006, Subdivision Committee meeting. The revised site plan indicates the proposed roadway will be a new public street. The applicant has redesigned the site plan to limit the accesses to the new street and provided additional landscaping in most areas of the proposed site plan. Lot 1 is proposed with a total lot area of 1.28 acres and a total building area of 4,100 square feet. There are 48 parking spaces proposed for this lot. The total building coverage proposed for Lot 1 is 7.36 percent. Lot 2 is proposed with a total lot area of 1.79 acres and a total building area of 7,000 square feet. The site includes the placement of 103 parking spaces. The building coverage proposed for Lot 2 is 8.98 percent. Lot 3 is proposed with a total lot area of 1.94 acres and total building area of 6,600 square feet. There are 111 parking spaces proposed to serve Lot 3. The building coverage proposed for Lot 3 is 7.80 percent. Lot 4 is proposed with a total lot area of 2.36 acres and total building area of 7,200 square feet. There are 140 parking spaces proposed for Lot 4 and June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 7 the total building coverage proposed is 7.01 percent. The lots are proposed to be phased based on market demand. The Highway 10 Design Overlay District typically requires a minimum development tract size of not less than two (2) acres. The hours of operation for the facility are proposed from 6:00 am to midnight daily. The dumpster hours of service have been limited to 7:00 am to 7:00 pm. The applicant has indicated the menu and order boards will be screened per typical minimum ordinance standards and the volume will be such that the sound is not audible from adjacent properties. The site plan indicates the placement of a single development sign within the front yard area of Cantrell Road. The sign will not exceed ten feet in height and one hundred square feet in area. Building signage is proposed as allowed typically in commercial zones or a maximum of ten percent of the façade area of the proposed buildings located adjacent to the roadways. The site plan indicates the placement of a dumpster location on each of the proposed lots. The dumpster locations for proposed Lots 2 and 3 have been indicated along the northern perimeter, adjacent to residentially zoned property. Although the property is currently vacant, staff still is not supportive of the placement of dumpsters so near single-family zoned property. The revised site plan indicates the placement of a 40-foot access and utility easement extending from the new public street to the east to connect with a commercial development which is currently under construction. The property to the east is zoned PCD and a strip retail center was approved for construction. The parking approved for the site plan allowed parking stalls along the north and south sides of this proposed access and utility easement. If this connection is approved there will be a number of cars backing into this access and utility easement. The eastern site plan was approved to allow approximately 25 parking spaces to back into the easement along the southern perimeter and 13 spaces along the northern perimeter of the drive. Staff is not supportive of this request. Typically backing into a service and access easement is prohibited when the service and access easement is functioning as a street. In previous cases staff has supported the allowance of backing into the access easement when parking was controlled or there were a limited number of parking spaces. In addition the applicant’s proposed site plan indicates a connection from proposed Lot 3 along the northern perimeter of the adjoining property. The eastern PCD was approved with no access or parking along the northern perimeter. The request includes a revision to the previously approved PCD to the east and the eastern property is not included in the current application request. June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 8 The revised site plan indicates the placement of buffers and landscape strips in most areas sufficient to meet the typical minimum ordinance standards. A 36- foot wide average buffer has been indicated along the northern perimeter. A 25- foot average landscape strip has been indicated along the western perimeter of Lot 2 and along the eastern perimeter of Lot 4, as required by typical minimum ordinance standards. Proposed Lot 1 indicates the placement of an 11 foot landscape strip, less than the 25-foot average landscape strip, typically required per the Highway 10 Design Overlay District. A 40-foot landscape strip has been located along Cantrell Road to meet the typical minimum Design Overlay District requirement. Staff is not supportive of the application as filed. Staff has concerns with the proposed development. The site is shown as Mixed Use on the City’s Future Land Use Plan, which typically allows for a mixed-use development of residential, office and commercial uses. The development as proposed does not give the appearance or feel of a mixed use development. As proposed, the site appears to be building and paving with little consideration given to enhancement of the site such as with the addition of landscaping or design elements. In addition, the proposed site plan indicates accessing a previously approved PCD to the east and making modifications to the previously approved PCD without the eastern property being a part of the application request. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated March 16, 2006, requesting a deferral of the item to the May 11, 2006, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff recommends this item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the request. June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 9 PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the June 22, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with 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 deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Mr. Joe White was present representing the owners. He stated the developers were proposing the development of the site with four restaurants adjacent to a commercial node. He stated the proposed request was an expansion of the existing node and the uses to the west were office uses allowing a transition between the uses and the residential uses further west. He stated the developers had worked with staff reducing the density of the development and the square footage of the buildings and he felt the overall layout was an asset to the corridor. He stated he did not realize the property to the east would require a revision to allow access to the proposed development. He stated the impact on the traffic of the proposed restaurant site would be limited with the placement of the restaurants. He stated with an office development the impact would be greatly impact during peak times. Mr. Robert McGrew addressed the Commission on the merits of the request. He stated his home was located in a commercial node and he felt the rezoning was appropriate. He stated the Commission had recently approved a request to allow a restaurant across from his home. He stated when he and his wife moved to the area the area was rural. He stated since that time the corridor had expanded and there were businesses located all around his home. He stated Taylor Loop was currently slated for widening which would further generate increased traffic in the area. He stated the access to the east was necessary to allow patrons to access the traffic signal safely. He stated he lived in the middle of a commercial node and there was no reasonable way to think the property would not develop as a commercial use. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters had traditionally supported the Highway 10 Design Overlay District. She stated the site was shown on the plan as Mixed Use which allowed flexibility to allow creatively for development. She stated the proposed development was not creative non was it a mixed use development. June 22, 2006 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7603-B 10 Mr. Price Gardner addressed the Commission on behalf of the applicant. He stated to the west of the site was office uses. He stated the proposed request was an expansion of an existing commercial node located to the east. He stated the development would offer a transition to the west. He stated the development was in compliance with landscaping and setbacks as established by the ordinance. There was a general discussion concerning the proposed development and the importance of the access to the east. Mr. Gardner stated the access was important to provide an alternative access for patrons exiting the development. Questions were raised concerning the hours of operation. Mr. Gardner stated the hours had been included in the application from 6:00 am to midnight. He stated the facilities were proposed as sit down restaurants with one drive-through. The Commission questioned if the development to the east should not be considered before approval of the request to allow access. Staff stated the PCD to the east would require a revision prior to allowing the proposed driveway access. There was also a general discussion concerning the proposed density of the development. The Commission indicated the density issue would not be addressed even if access was approved through the adjoining site. A motion was made to approve the request. The motion failed by a vote of 1 ayes, 9 noes and 1 absent. June 22, 2006 ITEM NO.: F FILE NO.: LU06-01-02 Name: Land Use Plan Amendment - River Mountain Planning District Location: North of the Cantrell/Taylor Loop Intersection, south of Ison Creek Request: Transition to Mixed Office Commercial Source: Pat McGetrick, McGetrick & McGetrick PROPOSAL / REQUEST: The applicant requested this item be deferred on April 26, 2006. This deferral will be for six weeks until June 22, 2006. Staff is not opposed to the deferral. PLANNING COMMISSION ACTION: (MAY 11, 2006) At the request of the applicant this item was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: The applicant has no provided the required traffic study for Staff review. Staff can support no action other than deferral or withdrawal at this time. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant failed to provide the required traffic study and the item was placed on consent agenda for deferral to August 3, 2006. With a vote of 10 for, 0 against the consent agenda was approved. June 22, 2006 ITEM NO.: F.1 FILE NO.: Z-7500-C NAME: Rees Development Long-form PCD LOCATION: North of Cantrell Road, West of Pinnacle Valley Road DEVELOPER: Rees Development Company 12115 Hinson Road Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 24.37 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD and R-2 ALLOWED USES: Commercial, Office/Warehouse and Single-family PROPOSED ZONING: Revised PCD PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated April 27, 2006, requesting this item be deferred to the June 22, 2006, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated April 27, 2006, requesting the item be deferred to the June 22, 2006, Public Hearing. Staff stated they were supportive of the deferral request. June 22, 2006 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-7500-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 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has failed to provide staff with the requested traffic study to determine the effected of the commercial development on the existing street network in the area. Staff recommends this item be deferred to the August 8, 2006, Public Hearing to allow the applicant additional time to provide the requested traffic study and allow staff time to review and provide recommendations based on their review. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had failed to provide staff with the requested traffic study to determine the effected of the commercial development on the existing street network in the area. Staff presented a recommendation the item be deferred to the August 3, 2006, Public Hearing to allow the applicant additional time to provide the requested traffic study and allow staff time to review the traffic study and provide recommendations based on their review. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: G FILE NO.: LU06-16-01 Name: Land Use Plan Amendment - Otter Creek Planning District Location: East of Otter Creek South and north of the Railroad Request: Light Industrial to Industrial Source: Pat McGetrick, McGetrick & McGetrick PROPOSAL / REQUEST: Land Use Plan amendment in the Otter Creek Planning District from Light Industrial to Industrial. Industrial encompasses a wide variety of manufacturing, warehousing, research and development, processing and industrial related office and service activities. The accompanying Planned Zoning District is for a concrete batch plant. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area to the south and east. This area is also shown as Light Industrial and current has the same owner. The new Industrial area would continue south to the Union Pacific Mainline and east to the proposed South Loop. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property for both the applicant’s area and the expanded area is undeveloped wooded land, currently zoned I-2 Light Industrial. The applicant’s area is approximately 7.5 acres and the expanded area is 31 acres ± in size. To the west is an industrial park of small warehouses, zoned I-2 Light Industrial, where are a few small vacant tracts within this development. To the south is the Union Pacific Mainline then vacant (pasture land) zoned I-2 Light Industrial. To the east is vacant land (pasture land) zoned C-3 General Commercial and O-3 General Office. To the north is a Middle School zoned R-2 Single Family and vacant land zoned I-2 Light Industrial and C-3 General Commercial. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: July 16, 2002, a change was made from Single Family to Low Density Residential, west of Heike Road at the County Line. This area is over a mile to the southeast of the site. The change was made to allow for a proposed development. June 22, 2006 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU06-16-01 2 April 2, 2002, a package of changes was made at the intersection of Vimy Ridge and County Line Road. A change from Single Family, Low Density Residential to Single Family, Suburban Office and Neighborhood Commercial. This area is a mile to the south of the application area. The changes were made to allow for future development. The City Land Use Plan shows the site for Light Industrial use. Light Industrial is shown west to the interstate highway and south to Alexander Road. The proposed South Loop alignment is a Land Use classification change line, with Mixed Commercial and Industrial shown to the east. To the north area several Public Institutional use areas with a small amount of Light Industrial and Commercial. The Commercial is along Mabelvale West Road. The Public Institutional is the remaining area along Mabelvale West Road. MASTER STREET PLAN: Mabelvale West Road and the South Loop are shown as an Arterial on the plan. The South Loop is adjacent to the expanded area. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. The City Bond program proposes to build ‘a connection’ along the alignment of the South Loop, not the full Master Street Plan requirements. Additional right of way and street improvements may be required. BICYCLE PLAN: The Master Street Plan, bicycle section, proposes a Class I bike route along the proposed South Loop. A Class I route has a separate pavement for the sole use of bicycles. PARKS: The Little Rock Parks and Recreation Master Plan indicates this site is currently within 8-blocks of an existing public or private park or open space. This site is part of the Mabelvale Middle School. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. June 22, 2006 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU06-16-01 3 CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is in the Chicot West, I-30 East Neighborhoods Plan Area. The Plan does not have Objectives that directly relevant to this application. The Plan does recommend the completion of the South Loop and calls for businesses to landscape and keep clean their street frontage. Also the Plan expresses concerns about drainage and flooding, both to correct current problems and require that new developments cause no additional problems. ANALYSIS: The application area is within a larger area that has been proposed for Industrial and Light Industrial use for decades. The original idea was for a rail switching yard and related uses. This did not happen and most of the land over the last decade has been reclassified to Light Industrial on the Plan and is zoned I-2 Light Industrial. To the west is the Otter Creek Industrial Park. This area has been developing as small warehouse, distribution or light fabrication. There are two larger warehouse distribution centers (Dillard’s and Affiliated Foods) within the park as well. The area under review is part of an area proposed as an expansion to this existing industrial park. There are two areas of I-3 zoning with more intensive uses further to the southeast. The main line of the Union-Pacific Railroad is along the southern boundary of the expanded area. With this location, it may be possible to get a spur-line for a new industrial user in this location. This land is currently zoned I-2, as is the land across the rail line. The land south of the rail line is open pastureland currently. The proposed South Loop alignment is the eastern boundary. This roadway is part of the current bond program under development. There is an existing Middle School to the north. The athletic fields for the school are adjacent to the proposed area of change. This is a section of Little Rock that has not experienced a great deal of new development in the past decade or so. However commercial development has started a mile to the northeast and there has been significant single-family develop a mile or so to the west (across Interstate 30). But the land to the south and east remains of a rural nature. With the main line for the railroad adjacent to the site, a major interstate highway just to the west and existing industrial uses to the west, this is a prime location of additional industrial development. The existing development is warehouse- distribution mostly with some like fabrication. There is a heavier industrial use to the southeast near Vimy Ridge Road. June 22, 2006 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU06-16-01 4 There are two important and significant public uses to the north of this area, a hospital and middle school. A change in use should also look at any potential impacts on these existing uses. The middle school is adjacent to a portion of the amendment area. This happens to be the outdoor recreation portion of the school. Thus children will be playing and doing physical activities adjacent to the area of proposed change. Industrial use allows for the potential development of the most toxic industrial uses allowed by the City. These uses tend to have odors, dust, and or noise which makes them undesirable as a neighbor for residential and many other uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Meyer Lane Neighborhood Association and SW Little Rock UP. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The potential uses with this change would be detrimental to the adjacent public school. PLANNING COMMISSION ACTION: (MAY 11, 2006) At the request of the applicant this item was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: No new information has been presented to Staff for review and consideration. The Staff recommendation remains opposition. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant requested this item be withdrawn. The item was placed on consent agenda for withdrawal. With a vote of 10 for, 0 against the consent agenda was approved. June 22, 2006 ITEM NO.: G.1 FILE NO.: Z-8033 NAME: Mabelvale West Industrial Park Long-form PD-I, located on Warrior Drive LOCATION: Lot 1 Mabelvale West Industrial Park Subdivision DEVELOPER: Razorback Concrete 211 North 6th Street West Memphis, AR ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 7.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial District ALLOWED USES: Light Industrial Uses PROPOSED ZONING: PD-I PROPOSED USE: Concrete Batch Plant VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A preliminary plat for the Mabelvale West Industrial Park was approved by the Planning Commission at their November 10, 2005, public hearing. The plat area contained 54.3 acres and an access easement across the North 60-feet of Lot 5 of Otter Creek Industrial Park built to City standard and dedicated as a public right-of-way. The proposed new roadway was approved in two phases. Phase I consisted of the portion of road lying within the North 60-feet of Lot 5 of the Otter Creek Industrial Park. Phase II would consist of the development of the remainder of the roadway or 892-feet. A waiver of Section 31-175 of the Subdivision Ordinance of the required sidewalk placement within the proposed subdivision was also approved. June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 2 A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this 7.5 acre site from I-2, Light Industrial to PD-I to allow the development of a concrete batch plat. The proposal includes the construction of a small office facility (1,000 square feet) and three (3) additional buildings related to the processing plant. Sixteen parking spaces have been indicated on the site plan; six spaces are designated for the office uses and ten employee spaces are proposed. The site plan indicates two areas of outdoor storage. One area is designated for storage of sand and the second is designated for the storage of gravel. The proposed site plan indicates a 50-foot landscape strip along the western perimeter of the site and a minimum of 125.1 feet along the southern perimeter of the site. The applicant has indicated the facility will operate from 6:00 am to 10:00 pm Monday through Saturday. A single sign is proposed adjacent to Warrior Drive, consistent with signage allowed in industrial zones. B. EXISTING CONDITIONS: The property is located in an area that is developing as industrial and institutional uses. The property is bordered on the west by the Otter Creek Industrial Park, on the south by the Union Pacific Railroad and Mabelvale Junior High School is located to the east. There are a number of office and office/warehouse users located along the western perimeter of the site; along Otter Creek East Boulevard. Southwest Hospital is located across Mabelvale West Road, to the North. The site is wooded and appears to be relatively flat. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Meyer Lane Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Due to spacing requirements, the code allows only one driveway. The width of driveway must not exceed 36 feet. June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 3 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Customer will require Three Phase Power. Contact Entergy at 954- 5158 for additional information. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension and installation of additional fire hydrant(s) will be required in order to provide adequate service to this property. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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 at 918-3700 for additional information. County Planning: No comment. June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 4 CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned District Industrial for a cement plant. A land use plan amendment for a change to Industrial is a separate item on this agenda (File No. LU06-16-01). Master Street Plan: Mabelvale West Road and the South Loop are shown as an Arterial on the plan. The South Loop is adjacent to the expanded area. An Arterial functions to move traffic through and area the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. The City Bond program proposes to build ‘a connection’ along the alignment of the South Loop, not the full Master Street Plan requirements. Additional right of way and street improvements may be required. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along the proposed South Loop. A Class I route has a separate pavement for the sole use of bicycles. City Recognized Neighborhood Action Plan: The site is in the Chicot West, I-30 East Neighborhoods Plan Area. The Plan does not have Objectives that directly related to this application. The Plan does recommend the completion of the South Loop and calls for businesses to landscape and keep clean their street frontage. Also the Plan expresses concerns about drainage and flood, both to correct current problems and require new develops cause no additional problems. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. A nine foot (9) wide landscape strip is required along the southern perimeter of the site. 3. An automatic irrigation system to water landscaped areas will be required. 4. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 5 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 6. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated details of the proposed signage including height and area should be included on the site plan. Staff also questioned the screening mechanism to be put in place to provide screening of the activities taking place on the site. Staff stated all site lighting should be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated the indicated driveways did not meet minimum ordinance standards. Staff also stated a grading permit would be required prior to development and the storm water detention ordinance would apply to any development on the site. Landscaping comments were addressed. Staff requested the applicant clearly identify all areas of the proposed site plan including the areas of paving and landscaping. Staff stated irrigation would be required and prior to the issuance of a building permit it would be necessary to provide a landscape plan stamped with the seal of a registered landscape architect. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues associated with the request raised at the April 20, 2006, Subdivision Committee meeting. The applicant has removed the western most drive allowing a single 36-foot wide drive into the development. The revised site plan also indicates areas to be designated as landscaped area and area for existing trees to remain. The site plan indicates a minimum of 125-feet of buffering is to remain along the southern perimeter and a minimum of 190-feet of buffering will remain along the eastern perimeter abutting the roadway. Along the western perimeter a 50-foot setback is being proposed and only a portion of the area will remain in its current natural state. June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 6 The proposal includes the construction of a small office facility (1,000 square feet) and three (3) additional buildings related to the processing plant. Sixteen parking spaces have been indicated on the site plan; six spaces are designated for the office uses and ten employee spaces are proposed. The site plan indicates two areas of outdoor storage. One area is designated for storage of sand and the second is designated for the storage of gravel. The site plan indicates a bermed enclosed wash area to clean trucks when returning to the site. A single dumpster has been located on the site plan near the office area. The site plan indicates the dumpster will be screened per current ordinance standards. The applicant has indicated the facility will operate from 6:00 am to 10:00 pm Monday through Saturday. A single sign is proposed adjacent to Warrior Drive, consistent with signage allowed in industrial zones or a maximum of 30-feet in height and 72 square feet in area. Staff is not supportive of the proposed use. The proposed use of the site as a concrete batch plant is a heavy industrial uses and inconsistent with the current Future Land Use Plan. The area has developed primarily with office/warehouse type uses and most do not have outdoor activities with the exception of the equipment rental company located at the intersection of Mabelvale West Road and Otter Creek East Road. The site is also located near an elementary school which could potentially impact the outdoor activities of the youth. Staff feels the proposed use should be located in an area with similar outdoor activities or an area indicated on the Land Use Plan for heavy industrial uses. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated May 3, 2006, requesting the item be deferred to the June 22, 2006, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-8033 7 STAFF UPDATE: There as been no change in the application since the previous public hearing. Staff continues to recommend denial of the applicant’s request to place the proposed use on the site. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated June 22, 2006, requesting the item be withdrawn from consideration. Staff stated the withdrawal would require a waiver of the Commission’s By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. A motion was made to approve the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: H FILE NO.: LU06-10-01 Name: Land Use Plan Amendment - Boyle Park Planning District Location: Either side of John Barrow, 31st to 32nd Streets Request: Single Family to Mixed Office Commercial and Public Institutional Source: Joe White, White-Daters PROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Single Family to Mixed Office Commercial and Public Institutional. Mixed Office Commercial provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial with a Planned Zoning District. Public Institutional represents public and quasi-public facilities that provide a variety of services to the community such as schools, churches, libraries, etc. The accompanying Planned Zoning District application is for a car wash. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area west of John Barrow Road between 31st and 32nd Streets for Public Institutional use. This is to reflect an existing condition and make the boundaries more logical, etc. EXISTING LAND USE AND ZONING: The property is undeveloped currently zoned R-3 Single Family and is one acre ± in size. The expanded area is partial developed with deteriorating religious institution. The expansion area is also approximately 1 acre in size, making the total amendment area approximately 2 acres in size. To the east and west the land is zoned R-3 Single Family and has homes on residential 5000 square foot lots, with a scattering of vacant lots. South along John Barrow Road, is C-3 General Commercial and C-1 Neighborhood Commercial zoning, with some retail businesses and vacant land partially wooded. North along John Barrow Road is R-3 Single Family land for several blocks, mostly vacant with a couple of homes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: January 10, 2006, a change from Single Family to Transition to allow for future development. The site was along the south side of Kanis Road, east of Michael. This is a mile to the northeast of the application area. June 22, 2006 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU06-10-01 2 October 4, 2005, a change from Mixed Office Commercial to Commercial to allow for future development. The site was just east of John Barrow Road on the south side of Kanis Road. This is a mile to the north of the application area. July 13, 2004, a change from Office and Single Family to Mixed Use to more accurately reflect the existing zoning and land use pattern. The site was along the north side of Colonel Glenn Road between Whitfield and Stanus. This is a mile to the southeast of the application area. January 20, 2004, a change from Mixed Use to Commercial to more accurately reflect the existing zoning and land use pattern. The site was along the south side of Colonel Glenn Road between Cobb and Walker. This is a mile to the southeast of the application area. November 4, 2002, a change from Commercial, Single Family, Multifamily and Office to Mixed Office Commercial, Office, Multifamily, Commercial and Low Density Residential to more accurately reflect the existing land use and zoning pattern. The site is between I-630 and Kanis Road, east of John Barrow Road. This is a mile to the north of the application area. The application area and expanded area is shown for Single Family of the Plan. Single Family use is shown to the north, east and west. Two blocks to the north a small area of Neighborhood Commercial is shown at the intersection of 28th Street with John Barrow Road (this is an Arterial-collector intersection). To the south along either side of John Barrow Road is shown for Mixed Office Commercial, with the intersection of 36th Street and John Barrow Road shown for Commercial (this is an Arterial-Arterial intersection). MASTER STREET PLAN: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right- of-way and street improvements may need to be made at the time of development. BICYCLE PLAN: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class II Route along 28th Street to the north. June 22, 2006 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU06-10-01 3 PARKS: The Little Rock Parks and Recreation Master Plan indicates the site is within 8- blocks of a public or private open space or recreation area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job-generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. ANALYSIS: The site requesting the change has been filled for many years and used to park vehicles. The land is zoned single-family. Adjacent to the south is a strip commercial center, which includes a carwash business. The most recent activity in the vicinity is some duplexes (six) built along Ludwig from 33rd to 32nd Streets. Near Tanya and further to the north there have been some businesses constructed in the last few years. But in this vicinity there has been only an occasional in-fill house. Generally this is a developed section of the John Barrow Addition. The additional area, along the westside of John Barrow Road is land currently owned by a religious institution, however their facilities appears to have been abandoned. About half of the area shown for non-residential use along John Barrow Road from 36th to 32nd Streets is developed. The residential on the streets surrounding John Barrow Road is partial development with homes and vacant lots. This area is a grid-street pattern of residential lots, platted in the 1930s. John Barrow Road is an Arterial. Arterials are functionally to move vehicles and goods in and through the city not to provide access to adjacent properties. Traffic counts indicate volumes of 18200 vehicles per day from 2004 for John Barrow Road. Any use along John Barrow Road should be designed with limited or prevent direct access to John Barrow Road to facilitate its function. June 22, 2006 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU06-10-01 4 The new non-residential uses constructed in the last few years have either been well to the north from Labette to Kanis Road or well to the south from 40th street to Colonel Glenn Road. The new buildings and uses to the north have been medical related or retail in nature. To the south, the new uses have tended to be office/office warehouse with a little retail. As noted there has been little new construction in the immediate area. The one note worthy exception is six duplexes a block to the southwest of the amendment area. For several decades C-3 General Commercial and C-1 Neighborhood Commercial have been in place along John Barrow Road from the southern boundary of the amendment area south to beyond 36th Street. While the existing commercial structures are fairly full, there is still abundant commercial vacant zoned land. There is half a block of C-3 land on either side of John Barrow Road at 35th Street and a full block at the northwest corner of 36th Street and John Barrow Road. Additional vacant C-3 land exists south of 36th Street. This available land brings into question the need to show additional land for commercial use. The lack of reducing supply in the area, and lack of increased demand (as demonstrated by building permit activity), would indicate that there might not be a need for additional commercial land beyond that already shown. The Plan shows this land for Single Family use. There has also not been a demand for new single-family shown in the vicinity. While it is true the condition of the tract requesting reclassification makes future Single Family use difficult. The activity just a block away indicates there is a demand for additional residential in the vicinity. The City Land Use policy not to line Arterials with commercial zoning but rather to concentrate such uses at major intersections also brings into question the appropriateness of making this change. This change would likely lead to further ‘strip’ commercialization of John Barrow Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Brownwood Terrace, John Barrow and Twin Lakes "A" Neighborhood Association, and Campus Place Property Owners Association and Twin Lakes "B" Special Improvement District. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. There is abundant available commercial vacant zoned land in the vicinity and demand for additional residential use. June 22, 2006 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU06-10-01 5 PLANNING COMMISSION ACTION: (MAY 11, 2006) At the request of the applicant this item was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: No new information has been presented to Staff for review and consideration. The Staff recommendation remains opposition. PLANNING COMMISSION ACTION: (JUNE 22, 2006) Walter Malone, Planning Staff reviewed the existing use pattern and Land Use Plan. This change was expanded to include property to the west owned by a religion institution (a change from Single Family to Public Institutional). Mr. Malone reviewed the recent developments in the area and the availability of commercial to the south. Ms. Donna James presented the related Planned Zoning District request. See item H.1 for a full meeting summary. A motion for approval was made. By a vote of 9 for 1 against the Land Use Plan Amendment was approved. June 22, 2006 ITEM NO.: H.1 FILE NO.: Z-8037 NAME: John Barrow Appearance Center Short-form PCD LOCATION: Located on the Northeast corner of West 32nd Street and John Barrow Road DEVELOPER: Greg King – Riverfront Details 2420 Cantrell Road Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.66 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: Carwash – Detail shop, General and Professional Office VARIANCES/WAIVERS REQUESTED: 1. A waiver of the required undisturbed buffer along the eastern perimeter of the site. 2. A waiver of the required street improvements to West 31st and West 32nd Streets. 3. A variance to allow off site grading along the eastern perimeter of the site. A. PROPOSAL/REQUEST: The proposed development plan includes the construction of a single bay automatic carwash on the south end of the property and an L-shaped office building with an indoor detailing shop on the north end of the property. The L- shaped building will have four bays with overhead doors. Two bays will be utilized for hand detailing of cars, the other two bays will be for indoor storage of June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 2 cars which have been detailed. The L-shaped building will also contain the office for the detailing operation along with 800 square feet of leasable area. The developer currently owns the property directly east of the site. The request includes a waiver of the required land use buffer along the eastern perimeter of the site and a variance to allow off site grading in this area. Two vacuum stations are proposed on the site along John Barrow Road. A single pole mounted sign 36-feet in height and 160 square feet in area is also proposed. B. EXISTING CONDITIONS: The site is a gravel lot with a steep elevation change to the east. South of the site is a commercial center containing a carwash and a strip retail center. To the east and northeast are single-family homes located along West 32nd Street and West 31st Street. West 31st Street does not exist adjacent to the site and West 32nd Street has been constructed to residential street standards. John Barrow Road has been constructed as a four lane road with a center turn lane adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site and the Twin Lakes A Neighborhood Association, the Twin Lakes B Property Owners Association, the Camps Place Neighborhood Association, the Brownwood Terrace Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed land use would classify West 31st Street and West 32nd Street on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. With the site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to West 31st and West 32nd Streets including 5-foot sidewalks with the planned development. 18 feet of pavement with curb, gutter, and sidewalks should be provided on West 31st Street or petition the City to abandon the right of way. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide details of wall sections and proposed drainage for adjacent properties to the east. If existing ditch is filled, drainage must be provided for the property to the east. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 3 5. Traffic circulation on interior of site is not acceptable. Cars exiting wash bay can not see other cars entering property. It is suggested to move driveway location; make West 32nd Street driveway exit only; shift wash bay to the south; and exit on the south side of wash bay. 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. 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. 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) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Commercial District for a car wash. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (File No. LU06-10-01). June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 4 Master Street Plan: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right-of-way and street improvements may need to be made at the time of development. Bicycle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class II Route along 28th Street to the north. City Recognized Neighborhood Action Plan: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job-generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The area shown to be filled is located on another platted piece of property. 3. A minimum nine foot (9) wide land use buffer and landscaping strip is required along the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed; current proposal is eliminating this buffer. A variance from this requirement will require approval from both the Planning Commission and the City Beautiful Commission. 4. The street buffer along John Barrow drops down to five foot (5) in one area. This minimum is nine foot (9). This is a requirement of both the landscape ordinance and the zoning/buffer ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 5. The street buffer requirement along West 32nd Street is shown at ten feet (10) in width. The requirement is to average sixteen feet (16) and in no case be less than half. The current site plan is not meeting the average of sixteen feet (16) it is six hundred and seventy-two 672 square feet less than the minimum requirement. 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 eastern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year-around requirement. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 5 there were outstanding issues associated with the proposed request. Staff requested Mr. White provide details of the total area covered by buildings, areas designated for landscaping and parking. Staff also requested details of any proposed signage including wall signage. Staff questioned if there would be vacuum stations located on the site. Staff also requested details of the proposed construction materials of the proposed carwash facility. Public Works comments were addressed. Staff questioned the proposed height of the indicated retaining wall. Mr. White stated the wall was proposed no more than ten (10) feet in height. Staff also stated grading was taking place off the applicant’s property. Mr. White stated his client did own the property to the east as well. He stated grading of the indicated area was necessary to lower the overall wall height and to correct an existing drainage problem. Staff stated West 31st Street was located along the northern boundary of the site. Staff stated a dedication of right-of-way and street construction was required per the Master Street Plan, or an abandonment sought. Landscaping comments were addressed. Staff stated the indicated buffer along the eastern perimeter was not adequate to meet the current minimum ordinance standards. Staff stated a variance to the minimum standard would require approval from the City Beautiful Commission as well as the Planning Commission. Staff stated the street buffer along John Barrow Road was not adequate to meet minimum ordinance standards. Staff stated this too would require a variance from the City Beautiful Commission. Staff stated screening would be required along the eastern perimeter of the site where adjacent to residentially zoned or used property. Staff stated screening could be provided with the placement of a fence, wall or dense evergreen plantings. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated landscaping adequate to meet the typical minimum standards of the Landscape and Zoning Ordinances along the roadways, located the proposed vacuum stations and indicated the proposed location of the trash dumpster. The revised plan also indicates wall signage on each building fronting John Barrow Road consistent with building signage allowed in commercial zones June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 6 or a maximum of ten percent of the façade area. The proposal includes 800 square feet of leaseable area which is slated for use by a general or professional office user. The request includes a waiver of the required street construction to West 32nd Street and West 31st Street. According to the applicant, the grades from east to west along West 31st Street are extreme and there would be little benefit in connecting the street to John Barrow Road. West 32nd Street is constructed with curb, gutter and sidewalk. The applicant has indicated the street currently dead-ends just east of this site and the street services a limited number of residential units. Staff is not supportive of the request. Staff feels the abandonment of West 31st Street should be sought or the right-of-way and roadway improved per Master Street Plan requirements. Staff also feels West 32nd Street should be constructed to Master Street Plan standards. The road is constructed to residential street standard, 24-feet of pavement, and should be constructed to a commercial standard, 36-feet of pavement if the development is approved. The site plan indicates the placement of two (2) vacuum stations along John Barrow Road. The vacuum stations are proposed with a canopy and a logo identifying the business on the canopy. The canopy is not to exceed ten feet in height. The site plan also indicates the placement of a trash dumpster along the eastern perimeter of the site. A note indicates the dumpster will be screened per the current ordinance requirement with a wood fence a minimum of two feet above the finished container height. The site plan indicates the placement of a two bay manual wash facility, an office area, indoor parking, lease area and a single bay automatic carwash facility. The office space is proposed to be used by the owner of the facility for record keeping and billing. The indoor parking will be used to store automobiles after cleaning and prior to the owners picking up the car. The manual wash bays will be used by the owner only and not available to the public. The hours of operation of the facility will be from 7:00 am to 6:00 pm daily with the automatic carwash facility operating 24-hours per day. A single pole mounted sign 36-feet in height and 160 square feet in area is being proposed. The indicated signage is consistent with signage allowed in commercial zones. As indicated previously building signage is proposed consistent with signage allowed in commercial zones or a maximum of 10 percent of the façade area. The site plan indicates the placement of eleven (11) on site parking spaces. The total building area for the office and details shop is 2,930 square feet. Based on typical commercial parking ratios 9 parking spaces would typically be required. June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 7 The car wash building structure is concrete block and glazed block construction with a veneer of the building in EIFS and simulated stone. The roof system is wood truss 7/12 pitch with OSB decking and simulated slate shingles. The site lighting is proposed with 30-foot tall poles and 1000 watt metal halide shielded downward lighting. The site is proposed to be illuminated all night. A six foot wood fence is proposed along the eastern perimeter of the site. The site plan notes the fence will be placed with its finished side facing outward. Grading is proposed along the entire eastern perimeter and a segmented block wall is proposed along the southern portion. The maximum wall height is proposed at 12-feet. The site plan indicates an area to be filled along the northeastern perimeter of the site. A portion of the fill is located outside the applicant’s ownership. Staff is not supportive of the applicant’s request. The proposed use is inconsistent with the City’s Future Land Use Plan. A land use plan amendment has been filed as a separate item on this agenda and staff is not support the associated Land Use Plan Amendment. Staff feels West 32nd Street is a logical breaking point for the commercial activities. There are existing single-family homes located to the east of this site which staff feels should be protected from such an intense commercial activity. The proposed use is allowed as a by-right activity under the C-4 Zoning District. Staff does not support having a C-4 use in such proximity to residential uses. In addition, staff feels to allow additional commercial along the roadway in this area will create a creeping effect with the potential of ultimately stripping out John Barrow Road. Currently there are areas identified for commercial activities along the roadway which staff feels would be a more appropriate location for commercial activities. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated May 11, 2006, requesting a deferral of the item to the June 22, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the By-law waiver request and the deferral request. A motion was made to approve the By-law waiver with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 8 There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There as been no change in the application since the previous public hearing. Staff continues to recommend denial of the applicant’s request to place the proposed use on the site. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Joe White addressed the Commission on the merits of the request. He stated the developer currently leased a site in the Riverdale area and was being forced to relocate. He stated the developer had been in business for twenty plus years and was not new to the City. He stated the developer owned a portion of the property to the east of the site and the single-family home was occupied by the seller of the property. He stated there was an existing car wash located south of the site which was not an automatic carwash. He stated there were a number of commercial uses located south of the site along John Barrow Road and he felt this site was acceptable for the proposed use. Mr. Greg King addressed the Commission on the merits of his request. He stated his reasoning for locating in John Barrow was the proximity to his cliental. He stated he had a number of customers working at the medical facilities in the area. He stated there were a number of elderly residents in the area who could not utilize the existing carwash facility and felt an automatic carwash facility would better serve their needs. He stated the facility would be constructed to look like a house. He stated there would not be any loitering at the facility and he would police the site daily. He stated he felt the development would have a positive impact on the area. He stated he did not have plans for the property located to the east of the site. He stated he would work with the neighborhood to ensure the site was redeveloped for the community. He stated his desire was to gain the City Beautiful award for landscaping and site appearance. He stated the John Barrow Neighborhood was in a transition mode and he wanted to be a positive part of the future growth of the area. Ms. Doris Wright addressed the Commission in support of the request. She stated the neighborhood had work to change their image and the major asset the area had was location, location, location. She stated the site was easily accessible for I-430 and I-630. She stated the neighborhood did not want intensity but diversity. She stated the June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 9 neighborhood felt this was an appropriate location of the proposed facility. She stated the neighborhood did not want single-family fronting onto John Barrow Road in this area. She stated with the placement of the proposed facility this would be an asset to the community and potentially spur additional development in the area. The Commission questioned Ms. Wright as to her knowledge of Mr. King’s existing facility. She stated she had visited his facility and felt his operation was a clean well managed operation. There was a general discussion concerning the proposed street improvements. Staff stated one option would be the closure of West 31st Street. Staff stated this was not a part of the applicant’s current request and could not be acted upon by the Commission. Staff stated the applicant could request a deferral of the improvements to West 31st Street and at a later date request the abandonment of the right-of-way. Mr. White stated he would like to amend his application request to a deferral of the required street improvements to West 31st Street. There was also a general discussion concerning the required street improvements and dedication to West 32nd Street. Staff stated the applicant was not requesting a waiver but a reduced standard. Staff stated the Commission could recommend approval of a reduced standard for West 32nd Street. A motion was made to approve the deferral requests for West 31st Street. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the request for a reduced standard to West 32nd Street. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the proposed PCD zoning request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 1 FILE NO.: S-45-A-66 NAME: Fairway Woods Phase VII Preliminary Plat LOCATION: North of Wimbledon Loop, South of Baseline Road DEVELOPER: HL Development Company 505 West Dixon Road Little Rock, AR 72206 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 7.0 acres NUMBER OF LOTS: 6 Lots & 1 Tract FT. NEW STREET: 400 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant is proposing the subdivision of this 7.0 acre tract into six (6) single- family residential lots and one (1) tract. The tract will be maintained as open space. A 30-foot platted building line has been indicated for the proposed lots to meet the ordinance requirements of Section (31-256(1)). The average lot size proposed is 73-feet by 130-feet or 9,490 square feet. Four hundred linear feet of new public street will be added to the City of Little Rock’s existing street network. The street will be constructed to Master Street Plan standard. B. EXISTING CONDITIONS: The tree covered site is located in the Otter Creek Subdivision, just south of Baseline Road. There are single-family homes in the area both under construction and newly completed. The area to the north of the site contains a June 22, 2006 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-66 2 large apartment complex. The area to the west of the site contains single-family homes located on large lots. Baseline Road adjacent to the site has not been constructed to Master Street Plan standard. There are no sidewalks in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Drop inlets should be located at back of curb not the center of the cul-de- sac. 2. Per the Master Street Plan, Wimbledon Loop is classified as a collector street shown to connect to Baseline Road. Connection should be made to Baseline Road or amend the Master Street Plan to terminate the connection. 3. Even though the lots are shown to be out of the revised floodplain, the structures must be constructed to the base flood elevation or higher. Provide proposed elevations of the structures. 4. Storm water detention ordinance applies to this property. 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 design of street conforming to the Master Street Plan. Construct improvement to these streets including 5-foot sidewalks with the planned development. With development, provide design of Baseline Road conforming to the Master Street Plan. Construct improvements to Baseline Road including 5 foot sidewalks with the planned development. 7. 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. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. 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. June 22, 2006 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-66 3 10. Baseline Road is unimproved along the frontage of other previously platted subdivisions. Public Works has no records of improvements done on Baseline Road just east of this phase as part of the boundary street requirements. Provide records of previous improvements to Baseline Road required of this subdivision. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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: (June 1, 2006) Mr. Pat McGetrick of McGetrick Engineers was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated Wimbledon Loop was shown on the Master Street Plan as a collector street and requested Mr. McGetrick redesign the street to no longer end in a cul-de-sac. Staff stated the indication of a cul-de-sac would give future homeowners a false June 22, 2006 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-66 4 impression the street would terminate and not connect to Baseline Road in the future. Staff also stated a 30-foot building line was required for lots abutting a collector street. Public works comments were addressed. Staff stated street improvements would be required adjacent to Baseline Road. Mr. McGetrick stated he was redesigning the plat to remove the area adjacent to Baseline Road. He questioned if the plat area did not abut Baseline Road would he still be required street improvement to the roadway. Staff stated he would not be required street improvements to Baseline if the plat area did not abut the roadway and the remaining area exceeded five (5) acres. 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 June 1, 2006, Subdivision Committee meeting. The applicant has indicated a 30-foot building line adjacent to Wimbledon Loop as required by the Subdivision Ordinance. The revised plat also indicates a future connection of Wimbledon Loop to Baseline Road as requested by staff and indicated on the Master Street Plan. The request includes the development of six (6) lots with an average lot size of 73-feet by 130-feet or 9,100 square feet. The proposal includes extending Wimbledon Loop to the north 400 feet with a sixty (60) foot right-of-way and 36-feet of pavement to allow access to the indicated lots. The tract has been indicated in excess of five acres and will be maintained as open space. Staff is supportive of the applicant’s request. The proposed subdivision appears to fully comply with the minimum standards of the Subdivision Ordinance with no waivers or variances being requested. The proposal includes the development of single-family lots similar to the previous phases of Otter Creek. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. June 22, 2006 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-66 5 PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 2 FILE NO.: S-46-BB NAME: Overlook Revised Preliminary Plat LOCATION: Located north of Overlook Drive, near Overlook Circle DEVELOPER: Eugene Pfeifer, III c/o White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.86 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 22.01 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant is requesting the subdivision of this existing 3.86 acre parcel into two single-family residential lots. A 30 percent slope and several easements are contained on the tract. The request includes the placement of a 15-foot building line, consistent with Hillside Development standards, along Overlook Drive. B. EXISTING CONDITIONS: The site is extremely steep, sloping downward to the north. Adjacent to the northern property line is a railroad spur serving the Riverdale area and downtown. Rebsamen Park is located north of the railroad spur. To the south of the site are single-family homes located on large lots; many developed on lots with a similar grade to the lots being proposed. June 22, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-46-BB 2 C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents. The Overlook Property Owners Association and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Currently, city streets drain across the subject property outside of an easement. After development drainage must be maintained. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). There is a private water line that parallels the west property line of Lot 200 and serves Murray Lock & Dam. Exact location is unknown. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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. June 22, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-46-BB 3 G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Joe White of White-Daters was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the source of title of the landowner, the zoning classification within the plat boundary and of abutting properties. Public Works comments were addressed. Staff stated the City street currently drained across the property and the drainage must be maintained. Staff noted the comment from Central Arkansas Water concerning an existing water line serving the Murray Lock and Dam. Staff stated the exact location was not known and requested the developer provide the location of the waterline. 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: A revised preliminary plat was submitted to staff on June 7, 2006, indicating the modifications requested by staff at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the source of title of the landowner, the zoning classification within the plat boundary and of abutting properties. The revised plat also indicates the drainage across the property will be maintained. The proposal is to allow the subdivision of a 3.86 acre parcel into two single- family residential lots. A 30 percent slope and several easements are contained on the tract. The request includes the placement of a 15-foot building line, consistent with Hillside Development standards, along Overlook Drive. The ordinance allows hillside development standards to be utilized when the average slope exceeds eighteen (18) percent or greater. Such areas of steep slope are recognized as requiring special subdivision development standards for vehicular access easements, lot dimensions, front and side yard setbacks, and cuts and fills. The minimum front yard setback may be reduced to fifteen (15) feet. The minimum lot area shall be calculated to the closest one thousand square feet based on the percent slope and in no case less than 10,000 square feet. Based on a thirty percent slope the minimum lot area would be 30,000 square feet. The lot area indicated for proposed Lot 200 is 31,623 square feet, which is sufficient to meet the minimum lot area requirement. Proposed Lot 201 is in excess of two (2) acres. Staff is supportive of the applicant’s request. The request allows for an average lot area of 1.93 acres with a minimum lot size of 31,623 square feet (Lot 200). Although the area contains steep slopes, the area has developed with single- family homes. To staff’s knowledge there are no outstanding issues associated June 22, 2006 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-46-BB 4 with the request. Staff feels the placement of two homes on this 3.8 acre tract will have minimal impact on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 3 FILE NO.: S-981-C NAME: One Source Addition Replat Lot 2 LOCATION: Located on the Southeast corner of Chenal Parkway and Kanis Road DEVELOPER: Collier Dickson Flake Partners 400 West Capitol Little Rock, AR 72201 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.46 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: None requested. The applicant failed to respond to issues and concerns raised at the June 1, 2006, Subdivision Committee meeting. Staff recommends this item be deferred to the August 3, 2006, public hearing. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicting the applicant had failed to respond to issues and concerns raised at the June 1, 2006, Subdivision Committee meeting. Staff presented a recommendation of deferred to the August 3, 2006, public hearing. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 4 FILE NO.: S-1477-E NAME: Two Rivers Harbor Replat Tracts 1, 3R, 7 and 8 LOCATION: Located on the East end of Isbell Lane DEVELOPER: Bottom Line, Inc. 24 Isbell Lane Little Rock, AR 72223 ENGINEER: Civil Design Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 2.29 acres NUMBER OF LOTS: 10 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: A variance to allow the development of lots with private streets. The applicant submitted a request dated June 2, 2006, requesting a deferral of this item to the August 3, 2006, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated June 2, 2006, requesting a deferral of the item to the August 3, 2006, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 5 FILE NO.: S-1522 NAME: Vista Pointe Subdivision Preliminary Plat LOCATION: Located North of County Line Road and North of Carrington Subdivision DEVELOPER: Hometex-Pulaski, LLC 612 Oakdale Road Alexander, AR 72002 ENGINEER: The Sentinel Group, LLC 305 Pinnacle Drive Bryant, AR 72022 AREA: 34.07 acres NUMBER OF LOTS: 57 FT. NEW STREET: 3,345.12 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 VARIANCES/WAIVERS REQUESTED: The development of lots served by private streets. A. PROPOSAL: Vista Pointe Residential Subdivision is proposed as a private subdivision located in the City of Little Rock with the southern boundary located on the Pulaski County and Saline County lines. The development is proposed with 57 residential lots with water service provided by Central Arkansas Water and sewer service provided by the Little Rock Wastewater Utility. Access to the subdivision would be granted through the Emerald Valley Subdivision located in Saline County. The developer for the subdivision is also the developer of the adjoining subdivision in Saline County. The development is being proposed with private streets and as a gated community. The average lot size proposed is 0.40 acres with a minimum lot size of .34 acres. Setbacks have been indicated consistent with setbacks per the Zoning Ordinance for R-2 zoned property. June 22, 2006 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1522 2 B. EXISTING CONDITIONS: The site is a wooded site sloping from North to South. Access to the site is gained through Saline County through a developing single-family subdivision located to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Alexander Road Neighborhood Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Cul-de-sac should be designed with an 80 foot diameter of street from back of curb to back of curb and 100 feet diameter right-of-way. 2. The western leg of Summit View Drive should be constructed to a collector standard per the Master Street Plan with a 60 foot right-of-way, a 36 feet street, and sidewalks on both sides. 3. Clearing and grading is only allowed in the right-of-way for construction of streets, utilities, and drainage improvements. Clearing within the lots is not allowed until final plat is approved. 4. Realign intersection of Summit View Drive and Mountain Vista Drive to a 90 degree intersection or install round-a-bout. Provide proposed design plans. 5. Due to the number of lots in the phase and future phases, construct the Mountain Vista Drive (South) with existing street intersection to a traditional style intersection. Connection to a half cul-de-sac or bulb out is not recommended. Provide existing intersection drawing and proposed design. 6. Design traffic circle median in proposed traffic circle on Mountain Vista Drive. Increase traffic circle diameter if needed. 7. With site development, provide design of street conforming to the Master Street Plan. Construct the street improvements to these streets including 5-foot sidewalks with the planned development. 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. 9. Storm water detention ordinance applies to this property. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Prepare a letter of pending development addressing streetlights as required June 22, 2006 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1522 3 by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 12. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension from the Little Rock Wastewater Utility is required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extension and 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 water main and hydrant(s). An existing waterline easement containing a 16-inch waterline needs to be shown. The easement may impact proposed Lots 1 and 57. (See Inst. No 9115307 - Ex. A, Paragraph 41) This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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. June 22, 2006 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1522 4 G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant’s representatives were present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant contact the Little Rock Wastewater Utility and the City of Shannon Hills concerning their proposed treatment of wastewater. Staff requested the applicant provide written approval from each utility of the proposed treatment. Public Works comments were addressed. Staff stated all streets would be required to be constructed to public street standards. Staff stated the western leg of Summit View Drive should be constructed to collector street standard. The applicant indicated the development would be a gated community. Staff stated a minimum of 20-foot gate openings would be required. Staff also stated no garbage collection would be provided on the private streets. Staff stated there were concerns with the southern intersection. Staff requested the intersection be redesigned to intersect at a 90 degree angle or install a round-about at the intersection. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 7, 2006, addressing the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the source of water, the means of wastewater disposal and the zoning classification within and abutting the proposed plat boundary as R-2, Single-family. The area to the south located in Saline County is not zoned. The applicant has indicated water will be supplied from Central Arkansas Water and wastewater service will be provided from the City of Little Rock Wastewater Utility. The applicant has indicated Summit View Drive will be constructed to collector street standard, indicated a minimum gate opening of 20-feet and indicated the southern intersection as a 90 degree angle to satisfy staff’s concerns with the intersecting street. The proposal includes the development of 34.07 acres with 57 single-family residential lots. The lots have been indicated with a minimum lot size of 0.34 acres and an average lot size of 0.40 acres. The development is proposed as a gated community with private streets and access provided from the Emerald Mountain subdivision located in Saline County, south of the site. The proposed plat indicates the placement of a minimum gate opening of 20-feet as required by the Fire Department. The proposal also indicates the placement of a call box with sufficient turn-around space for persons not entering the development. June 22, 2006 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1522 5 Staff is supportive of the applicant’s request. The development is proposed with a density of 1.67 units per acre, well within the allowable density of single-family development. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the proposed development of the site with single- family lots should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the variance request to allow the development of lots utilizing private streets. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request to allow the development of the lots utilizing private streets. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 6 FILE NO.: S-1523 NAME: Tedder Subdivision Preliminary Plat LOCATION: Located on Kerry Drive, North of Yarberry Lane DEVELOPER: Renaissance Homes, Inc. 9620 Rowlett Road North Little Rock, AR 72212 ENGINEER: Edwards Engineering PA 9802 Maumelle Boulevard North Little Rock, AR 72113 AREA: 5.0 acres NUMBER OF LOTS: 20 FT. NEW STREET: 535.27 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.06 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The developer is proposing the subdivision of 5.0 acres into 20 single-family residential lots. The average lot size proposed is 0.20 acres and the minimum lot size proposed is 0.17 acres. A total of 535.27 linear feet of new residential street will serve the proposed lots. The proposal includes the placement of a 25-foot building line adjacent to the roadways and interior building setbacks consistent with R-2, Single-family zoned properties. There are no waivers or variances being requested with the development of the subdivision. B. EXISTING CONDITIONS: The site is tree covered. There are single-family homes located in the area to the south, east and west of the site. Kerry Road is narrow, unimproved road constructed of chip-seal. To the north of the site is a single-family home with June 22, 2006 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1523 2 vacant property located further north located within a drainage basin for a nearby creek. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents many indicating concern with the development and the density proposed. The Deer Meadow Neighborhood Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kerry Drive including 5-foot sidewalks with the planned development. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 3. A 40 foot minimum cul-de-sac radius is required (from center of cul-de-sac to back of curb). 4. Easements are required for all storm water drainage areas. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. June 22, 2006 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1523 3 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: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the source of water and the means of wastewater disposal in the general notes section of the proposed preliminary plat. Staff also requested the zoning classification within the proposed plat boundary and of abutting properties. Public Works comments were addressed. Staff stated a 40-foot minimum cul-de- sac radius was required measured from the center of the cul-de-sac. Staff also stated street improvements would be required to Kerry Drive per the Master Street Plan. The applicant questioned if staff would accept a bond for the street improvements. Staff stated generally improvements were constructed at the time of subdivision development. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on June 7, 2006, addressing the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the source of water, the means of wastewater disposal and the zoning classification within and abutting the proposed plat boundary. The applicant has indicated water will be supplied from Central Arkansas Water and wastewater service will be provided from the City of Little Rock. The applicant has also indicated a minimum cul-de-sac radius as requested by staff and indicated street improvement to Kerry Drive will be constructed per the Master Street Plan requirement. The proposed subdivision would allow 5.0 acres to be subdivided into 20 single- family residential lots. The average lot size proposed is 0.21 acres and the minimum lot size proposed is 0.17 acres. The lots have been indicated with a June 22, 2006 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1523 4 minimum lot width of 60-feet and a minimum lot depth of 140 feet. Corner lots have been indicated with a minimum lot width of 75-feet and a 25-foot building line has been placed along the street frontages as required by the Subdivision Ordinance. A total of 535.27 linear feet of new residential street will serve the proposed lots. Street improvements will also be completed abutting the proposed plat area to Kerry Drive consistent with the Master Street Plan standards. Staff is supportive of the applicant’s request. The proposed development appears to fully comply with the minimum requirements of the City’s Subdivision Ordinance. It appears there are no waivers or variances being requested to allow the development of the new lots. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated June 19, 2006, requesting the item be withdrawn from consideration. Staff stated the withdrawal would require a waiver of the Commission’s By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. A motion was made to approve the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 7 FILE NO.: S-1524 NAME: Stagecoach/Baseline Preliminary Plat LOCATION: Located on the Northeast corner of Baseline Road and Stagecoach Road DEVELOPER: Colliers Dickson Flake Partners 400 West Capitol Little Rock, AR 72201 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.9 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The developer is proposing the subdivision of this 3.9 acre tract into two commercially zoned lots. Lot 1 is proposed to contain 1.36 acres and Lot 2 is proposed to contain 2.54 acres. Access to the development will be through a shared 40-foot common access and utility easement. B. EXISTING CONDITIONS: The site is vacant of structures with a scattering of trees. The eastern boundary of the site is a floodway. The site to the south is vacant and is zoned C-3. The area to the west and southwest is developed as a commercial node. Stagecoach Road has been constructed to Master Street Plan standard adjacent to this site. There are no sidewalks in place along Baseline Road adjacent to the site. June 22, 2006 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1524 2 C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress and all abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Stagecoach Road and Baseline Road are classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. An additional 10 feet of right-of-way measured from the centerline of the right-of-way for a length of 250 feet measured from the intersecting right-of-way line is required for right turn lane. At the intersection, the intersecting right-of-way line shall normally have a radius of 75 to 100 feet. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with the planned development. 3. Due to bridge railing, provide a certified statement prepared by a licensed engineer stating that sufficient site distance per the AASHTO 2001 Green Book (445 feet of intersection site distance for left turn maneuvers and 385 feet for right turn maneuvers) is provided at the south driveway. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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. 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. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. June 22, 2006 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1524 3 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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: (June 1, 2006) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the zoning classification within and abutting the plat June 22, 2006 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1524 4 boundary. Staff also requested the front building line be provided on the proposed plat. Public Works comments were addressed. Staff stated they were concerned with the location of the southern driveway. Staff stated due to the location of the bridge railing they were requesting the applicant provide a certified statement prepared by a licensed engineer stating that sufficient site distance per AASHTO 2001 Green Book was available. Staff stated right-of-way dedication and street improvements would be required to the abutting roadways. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The revised preliminary plat indicates the zoning classification within and abutting the proposed plat area and includes a 25-foot building line adjacent to the street frontages. The applicant has also met with staff to determine the placement of the proposed drive along Baseline Road and staff is satisfied the location of the drive will not cause any sight distance problems. The proposed plat indicates the dedication of right-of-way and street construction to comply with the minimum standards of the Master Street Plan. The proposal includes the subdivision of this 3.9 acre tract into two lots which are commercially zoned. Lot 1 is proposed to contain 1.36 acres and Lot 2 is proposed to contain 2.54 acres. Both proposed lots are more than adequate to meet the minimum lot size required for C-3 zoned property or 14,000 square feet. Access is proposed via a shared 40-foot common access and utility easement with drive locations along Baseline Road and Stagecoach Road. Staff is supportive of the proposed shared access and drive locations. The placement of the shared drives will reduce the number of curb-cuts along the arterial roadways thus facilitating traffic flows in the area. Staff is supportive of the applicant’s request. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the creation of two (2) lots for this site should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the above agenda staff report. June 22, 2006 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1524 5 PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 8 FILE NO.: S-1525 NAME: Wellington Woods Preliminary Plat LOCATION: Located on the Southwest corner of West 42nd Street and Weldon Street DEVELOPER: Benjamin Perkins Perkins Builders Inc. 4121 Weldon Avenue Little Rock, AR 72204 ENGINEER: Arkansas Surveying and Consulting 15825 Childress Road Bauxite, AR 72011 AREA: 1.52 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: None requested. Staff recommends this item be withdrawn from consideration. After further review the proposed plat area was previously platted as Lots 1 – 6, Block 9, West Heights Place Addition to the City of Little Rock. A staff level lot recombination is being sought to allow the development as proposed. No Commission action is required for the lot recombination. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was not present. There were no registered objectors present. Staff presented the item stating their recommendation was for withdrawal of the item from consideration. Staff stated after further review of the proposed plat area the area was previously platted as Lots 1 – 6, Block 9, West Heights Place Addition to the City of June 22, 2006 SUBDIVISION I T E M N O . : 8 . S - 1 5 2 5 2 Little Rock. Staff stated a staff level lot recombination was being sought to allow the development as proposed. Staff stated no Commission action was required for the lot recombination only for the withdrawal request. There was no further discussion of the item. A motion was made to approve the withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 9 FILE NO.: S-1526 NAME: Gilbert Subdivision Site Plan Review LOCATION: Located South of Kanis Road, East of Pointe West Drive DEVELOPER: A. J. Gilbert P.O. Box 241667 Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: .795 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant is seeking approval of a Subdivision/Multiple Building Site Plan Review for this C-3, General Commercial District zoned site. The applicant is proposing the placement of ten (10) units of multi-family housing contained within two (2) buildings on the site. The site contains 0.759 acres resulting in a density of 13.17 units per acre. The units are proposed as two story units with a maximum building height of 35-feet. The construction material proposed is brick and siding with 27.90 percent building coverage, 23.92 percent contained in parking and driveways and 48.18 percent of landscaped area. Each of the units is proposed with a single car garage. B. EXISTING CONDITIONS: The site is located South of Kanis Road near the entrance to the Point West Subdivision. There is an office development currently under construction June 22, 2006 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1526 2 immediately north of the site. West of the site is an office use and further west is vacant C-3, General Commercial District zoned property. East of the site is wooded and contains a single-family residence. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents many indicating concern with the proposed development of the site. The Parkway Place Property Owners Association, the Gibralter Height/Point West/Timber Ridge Neighborhood Association and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. All driveways shall be concrete aprons per City Ordinance. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. Radius at driveway should be 5 feet and not exceed 10 feet. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalks with the planned development. Master Street Plan requires Kanis Road to be widened to 29.5 feet from centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be June 22, 2006 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1526 3 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. A fifteen foot (15) wide land use buffer is required to separate this proposed development from the PR zoned property on the southern perimeter of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. 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 southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year-around screening. 4. Otherwise, areas set side for landscaping appear to meet with landscape ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide building elevations, details of the proposed signage and relocate the proposed trash pick-up outside the right-of-way. June 22, 2006 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1526 4 Public Works comments were addressed. Staff stated additional right-of-way was required to meet the Master Street Plan for Kanis Road. Staff stated street construction per the Master Street Plan would also be required. Staff stated the additional dedication would affect the proposed site plan by reducing the buffers along the southern perimeter. Staff noted if the disturbed area was one or more acres a storm water permit would be required. Landscaping comments were addressed. Staff stated buffering was required along the east and southern property lines were abutting residentially zoned properties. 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 June 1, 2006, Subdivision Committee meeting. The applicant has indicated the proposed trash pick-up outside the right-of-way, indicated the location of the sign and provided right-of-way dedication to meet the current Master Street Plan requirement. The revised site plan indicates the placement of a 35-foot landscape street buffer adjacent to Kanis Road. The site plan indicates the placement of a 15.0 foot land use buffer along the eastern perimeter, a 10.47 foot land use buffer along the western perimeter. The southern land use buffer has been indicated at 29.42 feet. The indicated buffers appear to be adequate to meet the minimum standards of the landscape and zoning ordinance. The site plan indicates the placement of ten (10) units with a maximum building height of 35-feet. The maximum building height allowed in the C-3 zoning district is 35-feet. The units are proposed as two story units constructed of brick and siding. Each of the units is proposed with a single car garage. A single outdoor parking space has been indicated for each unit. This would allow for a total of twenty (20) parking spaces. The typical minimum ordinance parking requirement for ten (10) units of multi-family housing would be fifteen (15) parking spaces. The site plan indicates the placement of a single ground mounted sign located along the east side of the driveway. The sign is indicated with a maximum height of six (6) feet and twenty-four (24) square feet in area. The proposed signage is consistent with signage allowed for multi-family developments. Staff is supportive of the request. The applicant is seeking approval of a Subdivision/Multiple Building Site Plan Review for this C-3, General Commercial District zoned site which allows multi-family development at a density not to exceed thirty-six (36) units per acre. The applicant is proposing the placement of June 22, 2006 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1526 5 ten (10) units of multi-family housing resulting in a density of 13.17 units per acre. The site plan indicates a twenty-eight (27.90) percent building coverage, with twenty-four (23.92) percent of the remainder of the site contain in parking and driveways and forty-eight (48.18) percent contained within landscaped areas. To staff’s knowledge there are no outstanding issues associated with the request. The proposed site plan appears to comply with the minimum standards of the Subdivision Ordinance related to the criteria established for a multiple building site plan review. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 10 FILE NO.: Z-3689-H NAME: Lisa Academy Zoning Site Plan Review LOCATION: Located at 21 Corporate Hill Drive DEVELOPER: Lisa Academy 21 Corporate Hill Little Rock, AR 72205 ENGINEER: W. William Graham, Jr., Inc. 100 North Rodney Parham Road, Suite 2B Little Rock, AR 72205 AREA: 2.209 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional District PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.05 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow a 2:1 Slope adjacent to the northern parking area. A. PROPOSAL: The applicant is requesting a Zoning Site Plan Review for this O-2, Office and Institutional District zoned property. The proposal includes the placement of a second structure (a modular building) on the site to allow additional classroom space for this Public Charter School. The school has grown from 170 students in the first year to 300 students in the second year with approximately 375 students anticipated in the 2006 – 2007 school year. The proposal includes the placement of a modular unit next door to the existing building to be used while seeking a buyer/builder for the land available adjacent to the current building. The exterior of the building will consist of siding in either wood grain, metal or painted color in a neutral tone. The roof is slightly sloped and painted black. The request includes a variance from the Land Alteration Ordinance to allow a 2:1 slope adjacent to the northern parking area. June 22, 2006 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-3689-H 2 B. EXISTING CONDITIONS: The site contains an office building currently being used as a Charter Public School. The area has developed as an office park with few vacant lots remaining. The site slopes from the north to the south with a steep grade. Corporate Hill is constructed to Master Street Plan standard with curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an area property owner. The Santa Fe Heights Neighborhood Association, the Treasure Hill Neighborhood Association and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Slopes can not exceed 3:1 without terraces. Provide revised grading plan. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges if additional or larger meters are required. Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). June 22, 2006 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-3689-H 3 Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 – West Markham Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. 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: (June 1, 2006) Mr. Rob Graham was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the total building coverage of the existing building and the proposed building and questioned if the buildings would be attached. Staff also requested the applicant provide the total number of employees and the total staff positions at the school. Public Works comments were addressed. Staff stated site grading and drainage plans were required prior to the start of construction. Staff also stated the storm water detention ordinance would apply to the proposed development. Landscaping comments were addressed. Staff stated screening would be required along the southern perimeter where abutting the PR zoned property. 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: A revised site plan was submitted to staff on June 6, 2006, addressing the issues raised at the June 1, 2006, Subdivision Committee meeting. The revised site June 22, 2006 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-3689-H 4 plan indicates the existing building contains a building footprint of 9,643 square feet and the proposed modular building has a building footprint of 5,580 square feet. The total building coverage proposed is fifteen percent. The Zoning Ordinance allows for a maximum of forty percent building coverage for O-2 zoned property. According to the revised site plan the buildings will not be attached but a covered walkway will extend from the existing structure to the new temporary building. The exterior of the building will consist of siding in either wood grain, metal or painted color in a neutral tone. The roof is slightly sloped and painted black to reduce glare and blend with the area. The temporary structure is proposed for installation in July to serve the needs of the school in the upcoming school year. The intent is to utilize the temporary building for three to four years, or until the school builds an additional permanent facility. The school currently has twenty-eight (28) employees and has plans to hire an additional five (5) employees for the upcoming year. The school has grown from 170 students in the first year to 300 students in the second year with anticipation of 375 students in the 2006 – 2007 school year. The site plan indicates there are 82 existing parking spaces on the campus. Typical minimum parking for a school is based on one parking space per classroom plus one space per teacher, employee or administrator. The school currently has seventeen classrooms with seven additional rooms planned. The minimum parking which would typically be required is 57 parking spaces. The existing parking is more than adequate to serve the needs of the school. The request includes a variance to allow the utilization of a 2:1 slope adjacent to the northern parking area. According to the applicant the area is not visible from the street and would be reseeded to comply with ordinance standards. The applicant has also indicated once the building is removed from the site the area will be seeded to lessen the visual impact. Staff is supportive of the applicant’s request to allow the 2:1 slope. Staff is supportive of the applicant’s request. The request is for a zoning site plan review for this O-2, Office and Institutional District zoned property to allow the placement of a second structure (a modular building) on the site to serve as additional classroom space for this Public Charter School. The new structure will be placed on the property complying with the minimum setbacks and the indicated parking is adequate to meet the typical minimum parking demand. There are no new paved areas being proposed for the site and no additional landscaping is required. Section 36-203 specifies the guidelines for the placement of temporary public school buildings and uses. Contained within this section of the ordinance is a sunset provision indicating a date certain when buildings are to be removed (Section 36-203(g)). According to the ordinance, all portable school classrooms are to be removed by July 19, 2009. June 22, 2006 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-3689-H 5 To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the placement of the modular building on the site to be used as temporary classroom space consistent with the allowance of portable classroom space allowed for the Little Rock School district should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the variance from the Land Alteration Ordinance to allow a 2:1 slope adjacent to the northern parking lot. Staff recommends the modular building be removed from the site on or before July 19, 2009, to coincide with the required removal of portable classrooms per Section 36-203(g). PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of a variance request from the Land Alteration Ordinance to allow a 2:1 slope adjacent to the northern perimeter. Staff also presented a recommendation the modular building be removed from the site on or before July 19, 2009, to coincide with the required removal of portable classrooms per Section 36-203(g). Mr. Rob Graham addressed the Commission on behalf of the applicant. He stated the development was to allow an existing school temporary access to additional classroom space. He stated he would like to hear from the opposition and then try to address their concerns. Mr. James Williams addressed the Commission with concerns. He stated his office was located at 18 Corporate Hill Drive, across from the school. He stated he had not seen the proposed building elevations and could not say if he was supportive of the design. He stated the cost of developing on the slope raised concerns as to if this building would in fact be temporary. He stated Corporate Hill was in the top ten for traffic problems and the City was well aware of the concerns of the businesses located on the street. He stated the school currently utilized his parking lot for queuing in the morning and afternoon. He stated this was causing concerns of the tenants of his building. He June 22, 2006 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-3689-H 6 questioned if traffic engineering had reviewed the site to determine the effect of the additional students on the site. There was a general discussion concerning the Sunset provision in the ordinance for the removal of portable buildings as used by the Little Rock School District and the tying of the Sunset clause to the approval of this application request. Staff stated the original approval was in 1999 and was to expire in 2009. Staff stated a condition of approval would be the removal of the temporary building. Mr. Graham stated the request was for the addition of 65 students to the facility. He stated the school did not let out during peak traffic on West Markham Street and he had seen a few children who did walk to West Markham Street to ride CATA. The Commission questioned the school as to the statement in the write-up concerning contract for new construction. Ms. Beth Lane stated the current owner was not interested in expanding the facility and currently had the building up for sale. She stated the intent was for the new owners to expand the existing building to allow additional classroom space and then the portable building would be removed. The Commission questioned the total number of students allowed. Ms. Lane indicated the State had approved a maximum of 450 students at the facility. She stated the school was offering split schedules to reduce the number of students accessing the site during peak times to help control traffic. The Commission questioned the total square footage of the existing building and the total number of classrooms. The applicant stated the building was 19,000 square feet with 17 classrooms. A motion was made to approve the request as filed. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. June 22, 2006 ITEM NO.: 11 FILE NO.: Z-4336-W NAME: Arkansas Children’s Hospital Zoning Site Plan Review and Alley Abandonment LOCATION: Located on the Southwest corner of West 13th and Marshall Streets DEVELOPER: Arkansas Children’s Hospital 800 Marshall Street Little Rock, AR 72202 ENGINEER: Cromwell Architects 101 South Spring Street Little Rock, AR 72201 AREA: 0.28 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional District PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 10 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced building setback along the eastern and western perimeters of the site. A. PROPOSAL: The applicant is requesting a Zoning Site Plan Review for the project and abandonment of the half alley between Marshall and Bishop Streets, running north from Daisy L. Gatson Bates to the mid block line. The site plan review scope of work includes a new one-story General Pediatric Clinic of over 16,000 square feet on the Southwest corner of the block, with total reconstruction of the existing parking lot on the north side of the block. The building and its landscaping will be designed to be compatible with the housing stock typical in the neighborhood. The site plan includes a variance from the zoning ordinance, including a reduction in the side yard setback along Marshall Street and along the eastern perimeter adjacent to the alley. The reduced setbacks are necessary to avoid utilities located in the alley. June 22, 2006 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-4336-W 2 The alley abandonment request is to close the south half of the alley which was not abandoned when the northern half was closed and abandoned. The request is to close and abandon the south half, leaving the utility easement in place. Power and sanitary sewer will remain in the alley. B. EXISTING CONDITIONS: The northern portion of the site contains a surface parking area while the southern area is undeveloped. The area contains hospital facilities both in buildings and surface parking lots. There are residential uses located in the area to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Central High Neighborhood Association, the Capitol Hill Neighborhood Association and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Marshall and Daisy L. Gatson Bates Streets. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Easement required to be retained for alley abandonment. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. June 22, 2006 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-4336-W 3 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) may 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) Central Arkansas Water has no existing or planned facilities located within the alley right-of-way and has no objection to closure and abandonment of easement rights in that area. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 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: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. An average of eighteen foot (18) wide and in no case less than nine-foot (9) wide street buffer is required along the northern perimeter of the site. It appears the parking lot could be shifted to the south and thus allows the project to meet this minimum requirement. 3. An automatic irrigation system to water landscaped areas will be required. 4. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the review included an abandonment of an existing alley located within the site. Staff stated the site was zoned O-2 which typically required a minimum building setback of 25-feet for all property lines. Staff requested the applicant provide the dimensions from all property lines to ensure compliance or request a variance in the areas the building was not set at the minimum 25-foot setback. Mr. Kent Taylor questioned if the building setback adjacent to the alley would require a 25-foot setback. Staff indicated a variance would be required in this area. Staff requested the number June 22, 2006 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-4336-W 4 of doctors to staff the facility. Mr. Taylor stated the parking lot would be limited to patient parking only. Public Works comments were addressed. Staff stated a 20-foot radial dedication would be required at the intersections of Marshall and Daisy L. Gatson Bates Streets. Staff stated no improvements would be required. Landscaping comments were addressed. Staff stated compliance with the City’s Landscape and Buffer ordinances would be required. Staff also stated a street buffer averaging eighteen (18) feet would be required adjacent to the street sides. 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 June 1, 2006, Subdivision Committee meeting. The applicant has indicated the proposed building setbacks for all property lines, areas designated as landscape and provided a 20-foot radial dedication at the intersections of streets. The building is proposed as a General Pediatric Clinic. The clinic is to be a teaching facility to be served by existing doctors on facility and doctors completing their residency. The site contains a total of 90,990 square feet and the building footprint is proposed as 18,110 square feet or 20 percent building coverage. The site is zoned O-2 which would typically allow a building footprint of 36,396 square feet or 40 percent of the total site area. The proposed building is well within the allowable percentage of building coverage. The site plan indicates the placement of 68 on site parking spaces. The parking is proposed to serve the general Pediatric Clinic patients only. As indicated doctors on facility and doctors completing their residency will staff the clinic. As a rule, Arkansas Children’s Hospital requires all employees park in designated employee parking lots located nearby on the campus and are not considered as part of the parking requirements for the new building. Staff feels the proposed parking is adequate to meet the needs of the proposed new building. The building is proposed with a fourteen (14) foot setback from the western property line and a zero foot setback from the eastern property line adjacent to the alleyway which is requested for abandonment. The building is proposed to be a minimum of 25-feet from the southern perimeter or adjacent to Daisy L. June 22, 2006 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-4336-W 5 Gatson Bates Street. The site is currently zoned O-2 which typically requires a minimum setback of 25-feet from all property lines. A variance to allow reduced setbacks along the east and west property lines is being sought. Staff is supportive of the variance request. Properties to the east and west are a part of the Arkansas Children’s Hospital Campus and the setbacks as proposed should have minimal impact on the adjoining properties. Signage for the facility is being proposed as typically allowed in office zones. The signs will be placed along street frontages not to exceed six feet in height and sixty-four square feet in area. The request includes the abandonment of an alleyway located along the eastern perimeter of the site. The alley abandonment request is to close the south half of an alley which was not abandoned when the northern half was closed and abandoned. The request is to close and abandon the south half, leaving the utility easement in place. The applicant has provided approval from the various utilities stating their desire for easements. Power and sanitary sewer remain in the alley. Staff is supportive of the alley abandonment request. The applicant has provided building elevations to ensure the construction of the new building will be compatible with the uses located to the south of the site. The building will be constructed of materials that will blend with the existing neighborhood and the rear of the building will have design elements that does not “turn its back” to the neighborhood. A deck will be added to the rear of the building to break the massing of the structure. In addition, landscaping will be added in this area to soften the building design and break the massing of the structure. Staff is supportive of the applicant’s request. The request is for a Zoning Site Plan Review for a new one-story General Pediatric Clinic with a total of 16,000 square feet of clinic space. A total reconstruction of the existing parking lot on the north side of the block is proposed in addition to the new construction. The building and its landscaping will be designed to be compatible with the housing stock typical in the neighborhood. Although the site plan includes variances from the building setback requirement along Marshall Street and along the eastern perimeter adjacent to the alley staff does not feel this will impact the adjoining properties. Staff feels the applicant has done a good job in minimizing the potential impacts on the adjoining properties. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced side yard setback along the eastern and western perimeters of the site. June 22, 2006 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-4336-W 6 Staff recommends approval of the requested alley abandonment subject to the abandoned alley right-of-way being retained as a utility and drainage easement. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the applicant’s request to allow a reduced side yard setback along the eastern and western perimeters of the site. Staff also presented a recommendation of approval of the requested alley abandonment subject to the abandoned alley right-of- way being retained as a utility and drainage easement. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 12 FILE NO.: Z-4336-X NAME: Arkansas Children’s Hospital Zoning Site Plan Review – Two (2) Temporary Parking Lots LOCATION: Located at 800 South Marshall Street and 800 South Battery Street DEVELOPER: Arkansas Children’s Hospital 800 Marshall Street Little Rock, AR 72202 ENGINEER: Cromwell Architects 101 South Spring Street Little Rock, AR 72201 AREA: 0.28 acres NUMBER OF LOTS: 2 Zoning Lots FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional District PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 10 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced landscape strip along the southern perimeter of Site 2. A. PROPOSAL: The request includes a Zoning Site Plan Review and approval for two (2) temporary parking lots; one located at 800 South Marshall Street and the second located at 800 South Battery Street. Site 1 – former Financial II Building – is located on the Southeast corner of Marshall and Maryland Streets. The site was formerly used as a funeral home. The owners intend to remove the old building and place a temporary parking lot in the area. The rational is that Arkansas Children’s Hospital plans in the near future to building a major multi-story building just to the west, possibly a parking deck on this site, and to change all the surroundings, and in any event totally reconstruct this entire block of parking. The project is in the preliminary design stage. The parking lot will tie into an existing parking lot located to the south and June 22, 2006 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-X 2 east of the current building. Fifty-three new parking spaces will be added to the existing parking lot. Site 2 – the former Transport House – is located on the Southeast corner of Maryland and Battery Streets. The site is the two story yellow brick apartment building. The owners intend to remove the building to construct nine additional parking spaces. There is substantial green space west of the old building, potential to the south and a six foot board fence is located along the southern perimeter. There is landscaping to the east and north as well. The developers are requesting to place additional plantings along the southern perimeter and be allowed a reduced landscape strip in this area. B. EXISTING CONDITIONS: The request is for an expansion of two existing parking lots by the addition of asphalt surface to create additional surface parking. The areas for construction of the parking spaces currently contain vacant buildings with existing parking located around the buildings. The area is predominately hospital owned and used property consisting of clinics and surface parking areas. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Central High Neighborhood Association, the Capitol Hill Neighborhood Association and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at intersections with new development. 2. All driveways shall be concrete aprons per City Ordinance. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. 5. Close all old curb cuts. 6. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. June 22, 2006 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-X 3 Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The new parking areas need to be a minimum of seven and a half (7’-6”) in width for credit towards the cities minimal landscape ordinance requirements. 3. Interior islands are to be evenly distributed throughout the parking area(s). 4. The City Beautiful Commission commends your effort to preserve the existing trees on site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the request. Staff requested the applicant provide the time frame for use of the parking lot. Mr. Kent Taylor stated the parking lot would be used for two (2) to five (5) years. He stated the long term plan for the site included the construction of a new building and potentially a parking deck in the area. June 22, 2006 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-X 4 Public Works comments were addressed. Staff stated a radial dedication was required at the intersections of the new development. Staff also stated the lots must share a single drive with a maximum width of 36-feet. Landscaping comments were addressed. Mr. Taylor stated the desire was to reduce the landscaping on the new parking area. Staff stated since the parking was existing no new landscaping would be required but requested the applicant preserve the existing 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: The applicant provided a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The revised site plan indicates radial dedications at the intersecting streets and a single shared drive with a maximum width of 36-feet. The request includes a Zoning Site Plan Review and approval for two (2) temporary parking lots; one located at 800 South Marshall Street and the second located at 800 South Battery Street. According to the applicant, the temporary lots will be used for a period not to exceed five years. Site 1 is the former Financial II Building and is located on the Southeast corner of Marshall and Maryland Streets. The site was formerly used as a funeral home. The owners intend to remove the old building and place a temporary parking lot in the area. There are 53 additional parking spaces proposed in this area. The rational provided by the applicant is that Arkansas Children’s Hospital plans in the near future to building a major multi-story building just to the west and possibly a parking deck on this site. Long-term plans include a change to all the surroundings and total reconstruction of this entire block of parking. Site 2 is the former Transport House and is located on the Southeast corner of Maryland and Battery Streets. The site currently contains a two story yellow brick apartment building which will be removed to allow nine additional parking spaces to be added to the existing parking lot. The areas of landscape along the southern perimeter of the building will be maintained and a six foot board fence will be maintained along the southern perimeter to protect the adjoining single- family residence. The buffer area will be less than the 7-feet 9-inches required by minimum ordinance standards. Additional plantings will be placed in this area to help enhance the reduced buffer area. Staff is supportive of the applicant’s request for a reduced buffer in this area. The use of the site for a parking is a temporary use and with the additional plantings, staff feels this will off set any potential impacts. Staff is supportive of the applicant’s request. Staff does not feel the expansion of two existing parking lots to be used as temporary parking will adversely impact June 22, 2006 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-X 5 the adjoining properties. To staff’s knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATIONS: Staff recommends approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the applicant’s request for a reduced buffer along the southern perimeter of Site 2. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of a two year deferral of all street improvements pending submittal of a site plan for the permanent development of the site. Staff stated the buffer along the southern perimeter of Site 2 was meeting current minimum ordinance standards. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 13 FILE NO.: Z-4555-E NAME: DHR Warehouse Zoning Site Plan Review LOCATION: Located on the Northwest corner of Clearwater Drive and South Shackleford Road DEVELOPER: AA Development 2024 Arkansas Valley Drive, Suite 201 Little Rock, AR 72212 ENGINEER: Richburg Services Group 2024 Arkansas Valley Drive, Suite 201 Little Rock, AR 72212 AREA: 5.06 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-1, Industrial Park District PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: A variance request to allow a reduced front yard setback of 50-feet, a reduced side yard setback of 25-feet and a reduced rear yard setback of 25-feet. A. PROPOSAL: The site is located on the west side of South Shackleford Road and north of the South loop of Clearwater Drive. The development includes the construction of two (2) office/warehouse buildings totaling 67,922 square feet. Building A is proposed with 54,000 square feet constructed at dock height and Building B is proposed with 13,900 square feet constructed at grade. The development includes variances from ordinance standards to allow a reduced front yard setback, a reduced side yard setback and a reduced rear yard setback. The front building line is proposed at 50-feet, the northern side setback is proposed at 25-feet and the rear setback is proposed at 25-feet. June 22, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-4555-E 2 B. EXISTING CONDITIONS: The tree covered site is located just north of a private access drive for the Little Rock Wastewater and Central Arkansas Water facilities (Clear Water Drive). The administrative offices of the Little Rock Wastewater Utility are located just south of this site and there is an office/warehouse development located to the north of the site. Vacant R-2 and I-1 zoned property is located east of the site. South Shackleford Road is not constructed to Master Street Plan standard adjacent to this site, however, improvements have been constructed to the adjoining properties. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an area resident. The Stagecoach Dodd Neighborhood Association, Pecan Lake Property Owners Association, the Tall Timber Property Owners Association, Southwest Little Rock United for Progress and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 3. Drivers exiting the facility require at least 445 feet of intersection site distance for left-turn maneuvers and 385 feet for right-turn maneuvers (based on 2001 Green Book). Plans and profiles along with a signed statement stating the proposed driveway locations provide the required site distances must be provided. 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. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. June 22, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-4555-E 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire hydrants: Fire hydrants may need to be relocated. Contact the Little Rock Fire Department at 918-3700 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: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. A average of twenty-seven foot (27) wide land use buffer is required to separate this proposed development from the POD zoned property on the southern perimeter of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. It appears the parking maneuvering area could be reduced in two (2) areas thus allowing for additional green space. 4. In keeping of the recent developments in this area, any of the trees along Shackleford that could be retained would be appreciated. If not, berming is encouraged. June 22, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-4555-E 4 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Scott Richberg was present representing the applicant. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the site plan indicated outdoor storage within the setback. Staff stated this was prohibited by the ordinance. Staff also requested the applicant provide the total percentage of building coverage, landscaped area and parking lot coverage. Staff stated the indicated parking was more than adequate to meet the typical minimum parking required for the proposed development type. Public Works comments were addressed. Staff requested the applicant provide site distances for the proposed drives. Staff stated plans and profiles along with a signed statement from a registered professional engineer stating the proposed driveway locations did allow the required site distance to comply with 2001 Green Book standards was required. Landscaping comments were addressed. Staff stated the indicated buffer along the southern perimeter was not sufficient to meet the minimum ordinance standards. Staff stated a minimum of 70 percent of the buffer was to remain undisturbed. Mr. Richberg questioned if the undisturbed area could be located within one location. Staff stated this was an option as long as the total area of undisturbed buffer did not drop below the minimum area 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 most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the total percentage of building coverage, landscaped area and parking lot coverage. The revised site plan also indicates the outdoor storage area outside the required building setback and properly screened. June 22, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-4555-E 5 The site is proposed with a total of 67,922 square feet of office/warehouse containing in two buildings. Building A is proposed with 54,000 square feet constructed at dock height and Building B is proposed with 13,900 square feet constructed at grade. The total building coverage proposed is 34.6 percent with the remainder of the area included as landscaped and paving. Landscaped areas have been indicated around the perimeters of the site as required by the minimum standards of the zoning and landscape ordinances. The site plan indicates the placement of the building 50.91 feet from the front property line along South Shackleford Road, 25-feet from the rear property line and 25-feet from the northern property line. The site is zoned I-1 which typically requires a 70-foot front building line, a 40-foot rear building setback and a 30-foot side yard setback. Along South Shackleford Road the northern most building has been set beyond the required building setback and only the southern building intrudes into the required setback. The building is 150 feet long and the total frontage of the site is 462-feet. There is an existing building located to the north of the site which has been set at a similar setback along South Shackleford Road as being proposed by the northern building. Along the rear property line is a private drive which accesses Central Arkansas Water’s maintenance facility. The private drive should minimize any potential impacts on the area. To the north, the site plan indicates the placement of landscaping to help minimize any impacts on the adjoining properties. Staff is supportive of the applicant’s request for reduced building setbacks. The site plan indicates the placement of 90 parking spaces to serve the proposed development. Typically 30 parking spaces would be required to serve an office/warehouse development. The site plan indicates access to the site from South Shackleford Road and from Clearwater Drive. Clearwater Drive is a private access easement providing access to lands owned by the Little Rock Wastewater Utility and a separate ownership of Central Arkansas Water. Staff recommends the applicant provide a written agreement from these utilities stating their approval for a drive to serve the proposed development to access this private roadway. The site plan indicates the placement of two (2) sign locations within the front yard area of the development. A sign is proposed near the intersection of Clearwater Drive and South Shackleford Road with a maximum of height of eight (8) feet. A second sign is proposed along the northern drive on South Shackleford Road to serve the proposed northern building. This sign is also proposed with a maximum height of eight (8) feet. The total square footage proposed will not exceed the allowable square footage for signage allowed in industrial zones. Staff is supportive of the allowance of the signage as proposed. June 22, 2006 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-4555-E 6 Staff is supportive of the applicant’s request. Although there are variances being requested for the proposed development, staff does not feel the variances being requested will adversely impact the adjoining properties. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the variance request to allow a reduced front yard setback of 50-feet, a reduced side yard setback of 25-feet and a reduced rear yard setback of 25-feet. Staff recommends the applicant provide written approval from the Little Rock Wastewater Utility and Central Arkansas Water stating agreement for the placement of a drive to serve the development on this private access drive. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow a reduced front yard setback of 50-feet, a reduced side yard setback of 25-feet and a reduced rear yard setback of 25-feet. Staff presented a recommendation the applicant provide written approval from the Little Rock Wastewater Utility and Central Arkansas Water stating agreement for the placement of a drive to serve the development on a private street. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 14 FILE NO.: Z-5936-F NAME: The Promenade at Chenal Zoning Site Plan Review LOCATION: Located on the Northwest corner of LaGrande Drive and Chenal Parkway DEVELOPER: Red Development Company 4717 Central Kansas City, MO 64112 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 47.88 acres NUMBER OF LOTS: 8 Lots & 1 Tract FT. NEW STREET: 3200 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 19 – Chenal Planning District CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow reduced building setbacks along the common lot lines. 2. A variance to allow the development of lots with reduced lot widths. BACKGROUND: On October 7, 2004, the Little Rock Planning Commission reviewed a request for the Promenade at Chenal, a 531,981 square foot open-air, life-style center, which was proposed to be located in Chenal Valley. The shopping center was to be home to a variety of upscale national, regional and local retailers, restaurants and entertainment venues. The development was proposed to be anchored by a 155,000 square foot Dillard’s department store. The center would be designed in a Gothic style. The open-air design of the center replicated a nostalgic Main Street Shopping district. Vehicular access to the Main Street allowed convenient parking in front of the store or June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-5936-F 2 restaurant. Extensive sidewalks, landscaping and hardscape were to create a pedestrian-friendly environment ideal for shopping, entertainment and socializing. The French Gothic design style was to showcase buildings and steeply pitched slate roof treatments punctuated by vertical elements such as masonry piers, tall windows and decorative tower elements. Stone and brick square pillars would anchor the entrance features and the corners of the buildings. The materials used were to be warm and earthly such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center reflected the heavily timbered landscape of the Chenal Valley area. The proposal included the development of the site with four lots. The shopping center was to be contained on a single lot and three out parcels were proposed along Chenal Parkway and LaGrande Drive. On November 10, 2005, the Little Rock Planning Commission approved a revision to the previously approved preliminary plat for Tract 5 Chenal Valley. The request was to split the previously proposed large lot into two individual lots and five out parcels resulting in a total of seven lots. Lots 1 and 2 were proposed for the main shopping center development and Lots 3 – 7 were proposed as out parcels. The approval allowed reduced building setback along the common lot line of the proposed lots (Lots 1 and 2). A reduced setback for each of the proposed out parcels was also approved. A cross access parking and utility easement would be recorded as a part of the platting process according to the applicant. No changes were proposed to the applicant’s site plan. A. PROPOSAL: The developers are now requesting a Zoning Site Plan Review of this C-2, Shopping Center District zoned parcel to allow the construction of a “Life Style Center” shopping development. The site is proposed with a total of 289,483 square feet of retail space contained in ten (10) buildings. Seven (7) out parcels are proposed totaling 45,408 square feet. The total square footage of the development proposed is 334,889 square feet. A total of 1,961 parking stalls have been indicated on the site plan. The parking ratio provided is 5.86 spaces per 1,000 square feet. Access points are proposed from the abutting roadways with a single access point to Chenal Parkway (a traffic light is proposed at this location), LaGrande Drive and Rahling Road. The applicant has indicated the construction materials and design of the center will remain as was previously approved. The materials proposed are warm and earthly tones and materials such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center will reflect the heavily timbered landscape of the Chenal Valley area. June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-5936-F 3 B. EXISTING CONDITIONS: The site is a wooded site on the west side of Chenal Parkway. Chenal Parkway has been constructed as a four lane median roadway with curb and gutter but without sidewalks adjacent to the proposed development. LaGrande Drive has been constructed with curb and gutter adjacent to the southern boundary of the property but also does not have a sidewalk in place. Rahling Road has not been constructed adjacent to the site but is proposed as a part of the development. There are commercial and office uses located in the area southeast and south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Bayonne Place Property Owners Association, the Margeaux Place Property Owners Association, the Duquesne Place Property Owners Association, the Aberdeen Court Property Owners Association, the Parkway Place Property Owners Association, the St. Charles Community Association and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. A minimum of 200 feet of left turn storage should be provided at all driveways on Rahling Road. 2. A minimum 250 feet of left turn storage should be provided on Chenal Parkway with a 150 foot taper. 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 4. Dual left turn should be provided on Chenal Parkway. 5. The proposed right-of-way dedication meets Master Street Plan requirements. 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) 379-1817 (Derrick Bergfield). 7. With site development, provide design of the streets conforming to the Master Street Plan. Construct street improvements to these streets including 5-foot sidewalks with the planned development. 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 June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-5936-F 4 the start of construction. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. A water main extension and on- site fire protection will be required in order to provide service to this property. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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. June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-5936-F 5 Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 300 square feet in area. Proposed plan does not appear to meet this minimum. 3. All single trunk trees shall have a minimum caliper of three (3) inches measured twelve (12) inches above grade at planting to satisfy fifty (50) percent of this requirement. The remaining minimum caliper requirement may be reduced to two (2) inches measured twelve (12) inches above grade at planting. 4. All Multi-trunk trees shall have three (3) trunks or canes with a minimum caliper of one and one-half (1 ½) inches measured twelve (12) inches above grade at planting to satisfy fifty (50) percent of the requirement may have three (3) trunks or canes with a minimum caliper of one (1) inch measured twelve (12) inches above grade at planting. 5. Interior islands are to be evenly distributed throughout the parking area(s). 6. The buffer ordinance requires that an average of fifty foot (50’) of green space be allocated around the projects entirety. 7. Berming is encouraged along the streets. 8. An automatic irrigation system to water landscaped areas will be required. 9. 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. 10. 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: (June 1, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there was additional information necessary to complete the review process. Staff stated the site plan indicated the development of a single lot which would allow only signage along street frontages. Staff stated the signage indicated on the site plan did not comply with the typical minimum standards. Staff stated all building signage should be identified as a part of the application request. Staff questioned the height of the proposed retaining wall. Public Works comments were addressed. Staff stated street improvements would be required along the abutting roadways. Staff also stated a grading permit and storm water detention was required for development of the site. June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-5936-F 6 Landscaping comments were addressed. Staff stated compliance with the City’s Landscape and Buffer Ordinance was required. 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: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the creation of eight (8) lots and one (1) tract for the proposed development. The indicated retaining wall does not exceed the allowable height per the Land Alteration Ordinance. The request includes reduced building setbacks along the common lot lines of the proposed lots. The applicant has provided a detailed signage plan, maximum building height, total floor area and total building coverage. The applicant has indicated four 50-foot tower elements and three 60-foot tower elements. The Zoning Ordinance allow steeples, chimneys or similar ornamental structure to be constructed provided the structure does not exceed twice the height permitted in the classification. The site is zoned C-2, Shopping Center District with allows a maximum building height of 45-feet. The indicated structures are within the allowable height for C-2, Shopping Center District zoning. The applicant has indicated all mechanical equipment will be roof mounted and screened from view by parapet walls. The applicant has also indicated the low architectural walls will be faced with stone or brick and conform to the general architectural theme of the center. The applicant has indicated the street buffer along Rahling Road to meet the minimum ordinance requirement. The applicant has also included landscape islands within the development to soften the impact of the on site paved area. The applicant has not included the placement of pedestrian tables to allow for safe pedestrian movement within the development. Staff would recommend pedestrian tables be added to the site to allow safe movement and connectivity throughout the site. The proposed site plan includes the placement of 1,961 parking spaces. Based on the total retail square footage of the site 1,488 parking spaces would typically be required. The indicated parking is more than adequate to meet the minimum parking demand. June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-5936-F 7 The applicant has indicated signage will comply with the Chenal Parkway Design Overlay District and wall signage allowed in commercial zones per the Zoning Ordinance. The Chenal/Financial Center Design Overlay District allows a single sign not to exceed one hundred square feet in area and eight feet in height. In cases where a parcel fronts on two streets one sign per different street may be erected. The signs are to be monument type signs. The applicant has indicated façade signage, over-door transom signage and blade signage. The total sign area and lettering height is based on the tenant space leased by the retailer but less than typically allowed per the zoning ordinance for wall signage in commercial zones. The applicant has indicated signage for each of the proposed lots consistent with signage allowed per the Chenal Design Overlay District or a maximum of eight (8) feet in height and one hundred square feet in area. The site plan also indicates the placement of building signage along the interior drive and along the street sides. The development is proposed as a “Life Style Center” with a main street feel. The fronts of the buildings will be located along the interior drive and the signage is necessary in this location to allow identification of the tenants. In addition the request is also to allow wall signage along the street sides. According to the applicant this signage is necessary to identify the businesses from the adjacent roadways as is currently allowed by typical ordinance standards related to building signage. The applicant has indicated additional lanes per Traffic Comments. The applicant has increased the length of the left turn lane into the main entrance on the east and west bound traffic lanes. The applicant has also indicated turn lanes along Rahling Road as requested by staff. The applicant is requesting approval of the creation of an eight lot plat with cross access easements in conjunction with the site plan review. The applicant has indicated an average lot size of 4.73 acres. Property zoned C-2, Shopping Center District typically requires a minimum lot size of five acres, except in those instances where a subdivision site plan and plat proposing peripheral lots and multiple ownership is approved by the Commission. The ordinance further states there shall be not less than three hundred feet of district frontage on at least one abutting street, whether for single or multiple building/lot development. Proposed Lots 1 – 7 do not appear to meet the minimum lot frontage criteria established for the zoning district. The lots appear to be 260-feet plus. Staff does not feel the reduced lot frontage will have any adverse impact on adjoining properties. Although the lots are located on a public street, the indicated lots do not have direct access to the roadway through a curb-cut. Staff feels the serving of these lots by internal drives will lessen any potential negative impact on the adjacent roadway. Staff is supportive of the reduced lot frontage. June 22, 2006 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-5936-F 8 Staff is supportive of the proposed site plan and proposed lot configuration. Staff feels the applicant has done a good jot in meeting most of the minimum requirements with regard to a Zoning Site Plan Review for the proposed site with regard to landscaping, access and circulation, signage, maximum building height and parking. To Staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed development should have minimal impact on adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the variance request to allow signage without public street frontage. Staff recommends approval of the variance request to allow the creation of lots with reduced lot widths. Staff recommends approval of the variance request to allow reduced building setbacks along common lot lines. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request to allow signage without public street frontage, the variance request to allow the creation of lots with reduced lot widths and the variance request to allow reduced building setbacks along common lot lines. Staff stated the request included a variance request from the Land Alteration Ordinance to allow the clearing of the entire site with out imminent development plans for the entirety of the property. Staff stated they were supportive of the variance request. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 15 FILE NO.: Z-7337-B NAME: Aldersgate Office Building Zoning Site Plan Review and Alley Abandonment LOCATION: Located on the Northeast corner of West 18th Street and Aldersgate Road DEVELOPER: Rich Hutson 1300 Westpark Drive, Suite 3 Little Rock, AR 72204 ENGINEER: Roberts and Williams Associates 1501 N. University Avenue Little Rock, AR 72207 AREA: 1.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional District PLANNING DISTRICT: 11 – I-430 Planning District CENSUS TRACT: 24.04 VARIANCES/WAIVERS REQUESTED: 1. A variance for the Zoning Ordinance to allow a reduced building setback along the southern perimeter. 2. A variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter. BACKGROUND: Ordinance No. 18,840 adopted March 18, 2003 rezoned this site from R-2, Single-family to O-2 Office and Institutional District with conditions; the maximum building height shall not exceed two (2) stories as a condition of approval. On August 26, 2004, the Little Rock Planning Commission approved a Zoning Site Plan Review to allow the construction of a single-story 16,692 square foot medical complex on this site. The site plan included the placement of 55-parking spaces. This development was not constructed. June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-7337-B 2 A. PROPOSAL: The site is zoned O-2, Office and Institutional District and contains 12 previously platted lots totaling 1.75 acres. The request includes a Zoning Site Plan Review for the placement of a 23,061 square foot office building and the abandonment of an alley located within the proposed development area. The alley is located adjacent to Lots 1 – 6 and Lots 19 – 24 Block 16 of the Hicks Interurban Addition. A variance is being requested to allow the placement of a portion of the building within the required 25-foot building setback along the south side. A variance request from the Land Alteration Ordinance is also being requested to allow the placement of a retaining wall 18-feet in height along the Southeastern portion of the property. B. EXISTING CONDITIONS: The site is wooded and bounded by streets on three sides. Aldersgate Road is located to the west and is a narrow road with open ditches and the crest of a hill near the site. West 18th Street is a narrow roadway with open ditches for drainage. Perry Street is also a narrow roadway with open ditches for drainage. There are no sidewalks adjacent to the site on these streets. There are single-family homes located in area to the north, east and south. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an area resident. The John Barrow Neighborhood Association and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersections. 2. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. Sidewalks must be installed along Perry Street. With this improvement, the proposed street improvements appear to meet the Master Street Plan. 3. Wall heights cannot exceed 15 feet per the Land Alteration Regulations. Reduce wall height or request a variance. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. An application must be made to abandon alley. 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) 379-1817 (Derrick Bergfield). June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-7337-B 3 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. 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. 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located on the site. Relocation or abandonment of sewer main is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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. June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-7337-B 4 Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. An average of eighteen foot (18) wide; and in no case less than nine-foot (9) wide; street buffer is required along the eastern, southern, and western perimeters of the site. 3. The parking lot, back-up area and the dumpster pad are located in this buffer area, both of which can be reduced in size. 4. The landscape ordinance requires a three-foot (3’) wide minimum landscape strip between the parking lot(s) and the building, or in the general area. 5. Interior islands are to be evenly distributed throughout the parking area(s). 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 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: (June 1, 2006) Mr. Barry Williams was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of any proposed signage, the service hours proposed for the indicated dumpsters and the hours of operation of the facility. Staff also questioned if the facility would be used as a medical office facility. Public Works comments were addressed. Staff stated the Land Alteration Ordinance typically did not allow a wall height to exceed fifteen (15) feet. Staff stated a variance from the Commission would need to be approved to allow the height of the wall as proposed. Staff also stated street construction would be required per the Master Street Plan including curb, gutter and sidewalk along all boundary streets. Landscape comments were addressed. Staff stated a street buffer was required along the eastern, western and southern perimeters with an average width of eighteen (18) feet. Staff also stated building landscaping would be required along the eastern perimeter of the building. Mr. Williams stated the building was being designed for multiple tenants and was unsure as to the location of rear exits. Staff stated landscaping would be required in this area to comply with June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-7337-B 5 minimum ordinance standards or the applicant would be required to seek a variance. Staff requested the applicant provide building elevations and sight view from the South and East. Staff stated the building would be lower than the adjoining single-family homes and questioned what would be visible from their homes. Staff stated all mechanical equipment would be required to be screened. 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 June 1, 2006, Subdivision Committee meeting. The applicant has indicated details of the proposed signage, the service hours for the dumpsters and the hours of operation of the facility. The applicant has indicated the facility is being developed to utilize O-2 uses as allowable uses. The revised plan indicates the proposed building elevations and provides sight lines of the development to the adjoining roadways. The building is proposed with a maximum building coverage of 32.32 percent and a total of 23,061 square feet. The ordinance typically allows a maximum building coverage of 40 percent for O-2 zoned property. The applicant has also indicated the placement of development signage to comply with signage allowed per the Zoning Ordinance in office zones. Building signage is proposed in compliance with building signage allowed per the Zoning Ordinance for office zones. The site plan indicates the placement of dumpsters along the northeastern portion of the site. The dumpster service hours have been limited to 7:00 am to 5:00 pm. The dumpsters will be screened with an eight (8) foot opaque privacy fence. The revised plan indicates landscaping in compliance with the minimum standards of the landscape and buffer ordinances. The average buffer depth along the northern property line is 17.5 feet as required by ordinance. The plan indicates 75 percent of this area will remain undisturbed. Screening will be required along the northern perimeter where abutting residentially zoned property. Staff recommends in this area a six foot fence or wall be used for the screening mechanism. The adjacent site contains a residential unit and staff feels this residential unit should be afforded protection from the adjoining office activities. June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-7337-B 6 A portion of the building located in the southeastern area is located within the required 25-foot building setback. The request includes the allowance of an encroachment into the setback by 6.5 feet to allow a “bump out” in the building for approximately 30-feet. Staff is supportive of this request. Staff does not feel the encroachment will negatively impact the area. The request is to allow this “bump-out” to offer visual interest to the building and break the massing of the wall along the southern perimeter. A variance is being requested to allow a retaining wall to be constructed to 18- feet in height along the southeastern perimeter of the site. The Land Alteration Ordinance typically allows a maximum wall height of 15-feet. Staff supports the variance request. Due to the grade of the site and the finished grades, the adjoining properties will be looking down into the site. The overall wall height will be visible from the interior parking areas with limited visibility from Perry Street and in staff’s opinion with not create a visual barrier for the adjoining property owner. The request includes the abandonment of an alley located within the proposed development area. The alley is located adjacent to Lots 1 – 6 and Lots 19 – 24 Block 16 of the Hicks Interurban Addition. The applicant has received comment from the various utilities indicating their stances on the abandonment. The Little Rock Wastewater Utility has provided the only comment concerning the abandonment. The applicant has indicated the existing sewer line located within the alley will be relocated around the site as requested by the wastewater utility. Staff is supportive of the request. The request includes a Zoning Site Plan Review for this O-2, Office and Institutional District zone site. The site contains 12 previously platted lots totaling 1.75 acres. To staff’s knowledge there are no outstanding issues associated with the request. In staff opinion the applicant has done a good job addressing site and design issues which will lessen the impact of the proposed development on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter of the site. Staff recommends approval of the requested variance to allow a reduced building setback along the southwestern portion of the site. June 22, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-7337-B 7 Staff recommends a six foot fence or wall be placed along the northeastern portion of the site where abutting residentially zoned and used property. Staff recommends approval of the request for the alley abandonment located adjacent to Lots 1 – 6 and Lots 19 – 24, Block 16 of the Hicks Interurban Addition. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the requested variance from the Land Alteration Ordinance to allow an increased wall height along the southeastern perimeter of the site and the requested variance to allow a reduced building setback along the southwestern portion of the site. Staff presented a recommendation that a six foot fence or wall be placed along the northeastern portion of the site where abutting residentially zoned and used property. Staff presented a recommendation of approval of the request for the alley abandonment located adjacent to Lots 1 – 6 and Lots 19 – 24, Block 16 of the Hicks Interurban Addition. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 16 FILE NO.: Z-2393-D NAME: Reservoir Heights Revised Long-form PD-R LOCATION: Located on Reservoir Heights Drive DEVELOPER: Reservoir Heights Property Owners Association Reservoir Heights Drive Little Rock, AR 72227 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.72 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-12 and PRD ALLOWED USES: Multi-family Residential and Zero Lot Line Patio Homes PROPOSED ZONING: MF-12 and Revised PRD PROPOSED USE: Placement of fencing along the perimeters of the site. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 14,156, dated November 17, 1981, rezoned the property from O-3 to MF-12. The project was to develop in four phases as a condominium development. Ten Condominium Buildings, called Reservoir Heights Condominiums, were constructed as a part of the original development. Ordinance No. 13,867 adopted by the Little Rock Board of Directors on September 16, 1980 rezoned a portion of the site from O-3 to PD-R to allow the development of patio homes. Ordinance No. 18,670 adopted by the Little Rock Board of Directors on April 2, 2002 revised the previously approved PRD to allow the construction of sixteen zero lot line June 22, 2006 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-2393-D 2 patio homes located on a portion of this site. Each of the units were to be sold to individual property owners. This portion of the development has been completed. A. PROPOSAL: Reservoir Heights Property Owners Association consists of 58 condominium and patio home units located on Reservoir Heights Drive. The Association desires to improve the security and proposes to add a fence and gates as follows: A six (6) foot high chain link fence along the north and east boundaries of the property and a six (6) foot black ornamental iron fence along the west (front) side facing Reservoir Road. As indicated on the site plan, a fire hydrant and a number of trees and shrubs are located on the property line adjacent to Reservoir Road. The applicant is requesting to place the fence four (4) feet within the right-of-way and is seeking a Franchise approval for the placement of the fence in this area. Two (2) six-foot by 2-foot double swing black ornamental iron gates are also being proposed. According to the applicant, the current owner population consist of 50% single females. The applicant has indicated the addition of the fence and gates will reduce the non-property owner traffic through the site, and give the owners an increased sense of security. The homeowners have experienced a few break-ins over the last several years, and feel the addition of the fence and gates should further reduce this type of possible incident. B. EXISTING CONDITIONS: The site is developed with condominium housing and patio homes. The Presbyterian Village Planned Residential Development is located to the east of the site and a nursing home is located to the southeast of the site. Ashley Square borders the southern perimeter. To the west of the site the Town Park Condominium Development and the Town Park Apartment Complex are located along with McDermott School to the northwest. Directly north of the site are Barrington Hills Apartment Homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Sturbridge Neighborhood Association were notified of the public hearing. The Reservoir Heights Condominium Association is well aware of the proposed development being the applicant. D. ENGINEERING COMMENTS: Public Works: No comment. June 22, 2006 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-2393-D 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Central Arkansas Water has no objection to the fence being installed as long as it is a minimum of five feet from the 12-inch water main that is located in this vicinity. We recommend that the applicant contact One Call and have the utilities located prior to construction. The applicant will be responsible for any damage to Central Arkansas Water facilities. Fire Department: Maintain a 20-foot wide access gate opening. Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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 West Little Rock Planning District. The Land Use Plan shows Multi Family for this property. The applicant has applied for a Planned Development. The request does not require a change to the Land Use Plan. Master Street Plan: Reservoir Road is shown as a Minor Arterial on the Master Street Plan, 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. A proposed Class I, Bikeways is located to the north and east of the application in the Grassy Flat Creek basin. 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 Reservoir Neighborhood Action Plan. The plan does not address this issue. June 22, 2006 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-2393-D 4 Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were no outstanding issues associated with the request. Staff stated the only comment received was from the Fire Department which indicated a minimum 20-foot gate opening would be required. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the request remaining from the June 1, 2006, Subdivision Committee meeting. The site is currently zoned MF-12 and PD-R. The applicant is requesting a revision of the PD-R zoned portion of the site for the placement of a six foot fence and the placement of gates within the existing development. The proposal includes the placement of a six (6) foot high chain link fence along the north and east boundaries of the property and a six (6) foot black ornamental iron fence along the west (front) side facing Reservoir Road. A fire hydrant and a number of trees and shrubs are located on the property line adjacent to Reservoir Road therefore the applicant is requesting to place the fence four (4) feet within the right-of-way of Reservoir Road. Staff is supportive of this request. Through the franchise agreement, if the roadway is widened, the owners will be required to relocate the fence outside the right-of-way at their expense. Two (2) six-foot by 2-foot double swing black ornamental iron gates are being proposed. The minimum gate opening is 20-feet as required by the Little Rock Fire Department. The gates have been located such that they will not block traffic on Reservoir Road. Staff is supportive of the applicant’s request. To staff’s knowledge there are no outstanding issues associated with the request. Staff does not feel the placement of the fencing as proposed with have a great impact on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. June 22, 2006 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-2393-D 5 Staff recommends approval of the franchise request to allow the placement of the proposed fencing within the right-of-way along Reservoir Road. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the applicant’s request of a franchise to allow the placement of the proposed fencing within the right-of-way along Reservoir Road. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 17 FILE NO.: Z-3875-C NAME: LTACH Long-form POD and Right-of-way Abandonment of a portion of West 16th Street LOCATION: Located on Wilson Road, South of Kanis Road – Lots 4 & 5 Baptist Health South Subdivision DEVELOPER: Baptist Health 9601 I-630, Exit 7 Little Rock, AR 72205 ENGINEER: Crafton, Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 7.3 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: General Office Uses PROPOSED ZONING: POD PROPOSED USE: Hospital VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The proposed site for this facility is located on a 7.3 acre tract which is currently shown as Lots 4 and 5 of the Baptist Health Kanis South Subdivision Preliminary Plat. The property is currently zoned O-3, General Office District and is undeveloped. The property has a 50-foot wide open space zone along the east and south sides which will remain as part of the proposed site plan. The proposed facility is a sixty (60) bed long term acute care hospital. The building is approximately 60,000 square feet. The hospital operation will be all on one level. June 22, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-3875-C 2 The facility will be served by on site surface parking. The site plan indicates 120 parking spaces. Access to the facility will be taken from Wilson Road with no access from Jr. Deputy Road. Wilson Road has been recently improved along the frontage of this property to include widening of the pavement, curb and gutter and sidewalk. Baptist Health will retain ownership of the property and enter into a ground lease agreement with Select Specialty Hospital who will own and operate the facility. Baptist Health anticipates final platting of this lot as part of this action. The new lot will be Lot 4, Baptist Health, Kanis South Subdivision. The request includes the abandonment of West 16th Street along the southern perimeter of the site. B. EXISTING CONDITIONS: Wilson Road and Junior Deputy Road abut the site on the east and west. There is a 50-foot zoned open space buffer located along the southern and eastern perimeters of the site. Across Junior Deputy to the east are single-family residences and south of the site (across West 16th Street) are single-family residences. North of the site is a City of Little Rock Police Substation and northwest are office uses fronting Kanis Road. Along Wilson Road are vacant properties and an office development located just north of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one informational phone call from an area resident. The Twin Lakes B Property Owners Association, the Twin Lakes A Neighborhood Association, the Campus Place Property Owners Association, the John Barrow Neighborhood Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Sidewalks with appropriate handicap ramps along Junior Deputy are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. June 22, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-3875-C 3 4. The proposed land use would classify the right-of-way to the south (16th Street) on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline or petition to abandon. 5. Center island at entrance should be narrowed or removed or two (2) narrower driveway constructed to improve vehicle access into the site off the public street. At current design, the island/median creates a difficult vehicle maneuver. Width of a driveway cannot exceed 36 feet. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 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) 379-1817 (Derrick Bergfield) for more information. 9. With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to 16th Street including 5-foot sidewalk with the planned development or petition to abandon. 10. A 20 foot radial dedication of right-of-way is required at the intersection of Wilson Road and 16th Street and Junior Deputy and 16th Street or petition to abandon. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the June 22, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-3875-C 4 State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development. The request is consistent with the Land Use Plan. Master Street Plan: Junior Deputy Road is shown as a Collector Street on the Master Street Plan and Wilson Street 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 Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. A proposed Class II Bikeway is shown along Junior Deputy Road. A Class II bikeway is located on the street as either a 5’ shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial goal states: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses. One objective is: To create a development climate in the John Barrow Neighborhood Area that would attract job-generating businesses. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. June 22, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-3875-C 5 2. The fifty-foot (50’) open space strip along the east & west is to be undisturbed; this also includes the removal of underbrush. 3. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 150 square feet in area. Interior islands are to be evenly distributed throughout the parking area(s). 4. A small portion of the property along the north is below the minimum nine-foot (9’) wide zoning/buffer ordinance and the landscape ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Frank Riggins was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request which needed clarification prior to the application moving forward. Staff requested the applicant provide the total number of employees per shift, the hours of dumpster service and stated all site lighting must be low level and directed downward and into the site. Staff also requested the applicant provide details of any proposed signage. Public Works comments were addressed. Staff stated improvements to Junior Deputy would be required as a part of the development. Staff also stated improvements to West 16th Street would be required, unless the applicant sought the abandonment of the existing right-of-way. Staff stated if disturbed area was one (1) or more acres, a NPDES storm water permit from the Arkansas Department of Environmental Quality would be required prior to the start of construction Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. June 22, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-3875-C 6 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the total number of employees per shift, the hours of dumpster service and provided a statement that all site lighting will be low level and directional, directed downward and into the site. Details of the proposed signage have also been included. The site plan indicates the total building coverage of 16 percent and a total paved area of 16 percent. A 50-foot buffer has been indicated along the eastern and southern perimeters of the site. Including the buffer area, 68 percent of the site is to be landscaped and natural area. The facility will employee 120 to 150 persons with an equal distribution of staff over three shifts. The facility is proposed with an initial construction of 42 beds and the construction of an additional 18 beds in Phase II. The site plan indicates the placement of 120 parking spaces. The ordinance would typically require the placement of 60 parking spaces to serve the development or one parking space per bed. The indicated parking is more than adequate to serve the proposed development. Access to the facility will be taken from Wilson Road with no access will be taken from Junior Deputy Road. All street improvements will be completed to the abutting roadways including curb and gutter and sidewalk. A single ground mounted sign is proposed within the front yard area. The sign has been indicated with a maximum height of six (6) feet and sixty-four (64) square feet in area. Building signage is proposed consistent with signage typically allowed per the Zoning Ordinance or a maximum of ten (10) percent of the façade area. The revised cover letter indicates the dumpsters will be screened from view as required by typical ordinance standards and will be serviced during normal business hours. The request includes the abandonment of West 16th Street along the southern perimeter of the site. Staff is supportive of this request. The street has not developed and would act as an additional buffer to the homes located to the south. The right-of-way will be retained as a utility easement. Staff is supportive of the request. The proposed request includes the rezoning of this site to allow the development of a hospital facility on this 7.3 acre tract. The property will maintain a 50-foot open space buffer along the east and south sides to screen the adjoining single-family homes. The facility is proposed as a single story building which reduces the height currently allowed on the site thus, in staff’s opinion, lessens the impact on the adjoining properties. To staff’s knowledge there are no outstanding issues associated with the request. Staff does not feel the development of the site as a hospital facility will have a negative impact on the adjoining properties. June 22, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-3875-C 7 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 the abandonment of West 16th Street along the southern perimeter of the site subject to the area being retained as a utility and drainage easement. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the applicant’s request for the abandonment of West 16th Street along the southern perimeter of the site subject to the area being retained as a utility and drainage easement. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 18 FILE NO.: Z-4343-T NAME: The Ranch – Saddle Creek Phase 2 Short-form PCD LOCATION: Located on the Northeast corner of Cantrell Road and Ranch Drive DEVELOPER: Ranch Properties, Inc. P.O. Box 56350 Little Rock, AR 72215 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.07 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District and OS, Open Space ALLOWED USES: General Commercial District Uses and Open Space PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District Uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The purpose of the Planned Commercial Development application is to complete the development of Saddle Creek Center located at the Northeast corner of Ranch Boulevard and Cantrell Road. The request includes subdividing the remaining 4.07 acres of Tract B, The Ranch into three (3) commercial lots. Proposed Lot 7, Tract B will contain 1.31 acres and is proposed for a branch bank facility. Proposed Lot 8, Tract B will contain 1.2 acres and is proposed for a restaurant facility with a drive-thru capability. Proposed Lot 9, Tract B will contain 1.56 acres and is proposed for a 12,500 square foot office building. June 22, 2006 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-4343-T 2 B. EXISTING CONDITIONS: The site is located on the northeast corner of Cantrell Road and Ranch Boulevard. The area has been developing over the years as an office and commercial node. Immediately north of the site is a strip retail center containing a dry cleaners drop off, a restaurant and a number of office users. There is a new veterinary clinic located to the northeast of the site fronting Ranch Drive. To the east and northeast are large office buildings. To the west of the site is vacant property recently reviewed and approved as a PCD and site plan review for a commercial development containing multiple lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Bayonne Place, the Chevaux Court, the DuQuesne Place and the Margeaux Place Property Owners Associations, the Johnson Ranch Neighborhood Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Due to traffic volumes, a right turn lane must be provided into Ranch Boulevard. 4. Driveways cannot be located within 300 feet of an intersection on a principal arterial street. The proposed western driveway on Cantrell Road must be removed. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. 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. June 22, 2006 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-4343-T 3 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 11. Cross access right turn on the northwest corner of site must be constructed to at least 75 feet from right-of-way line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. 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 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Commercial for this property with a strip of Park/Open June 22, 2006 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-4343-T 4 Space along the street. The applicant has applied for a Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell since it is a Principal Arterial. The strip of Park/Open Space along Cantrell Road was placed there to discourage curb cuts onto Cantrell Road. Bicycle Plan: the closest bike route is shown on Chenonceau Boulevard and west of Chenonceau on Cantrell Road. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The proposed land use buffer along the eastern perimeter of the property is less than the 25-feet average width required by the Highway 10 Overlay District. 3. An automatic irrigation system to water landscaped areas will be required on each lot as developed. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff questioned the proposed dumpster locations, the screening required and the hours of service of the dumpsters. Staff also stated details of all proposed ground mounted and monument signage should be identified on the proposed site plan. Public Works comments were addressed. Staff stated Cantrell Road was classified on the Master Street Plan as an arterial and dedication of right-of-way 55-feet to the centerline would be required. Staff noted the site plan indicated June 22, 2006 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-4343-T 5 two drive locations along Cantrell Road. Staff stated they were not supportive of the western most drive location. Landscaping comments were addressed. Staff stated the land use buffer along the eastern perimeter of the property was less than the 25-foot average required by the Highway 10 Design Overlay District. Staff also stated an automatic irrigation system would be required to water landscaped areas on each lot as the lots developed. 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 the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the dumpster locations, the screening required for the dumpsters and the hours of service of the dumpsters. Locations and details of all proposed ground mounted monument style signs have been identified on the proposed site plan. A single sign has been indicated for each of the proposed lots. The signs are proposed as a maximum of six (6) feet in height and seventy-two (72) square feet in area, consistent with signage allowed per the Highway 10 Design Overlay District. Dumpsters have been identified on proposed Lots B-8 and B-9. The hours of service have been limited to 7:00 am to 7:00 pm daily. Screening has been indicated consistent with typical minimum ordinance standards. The revised site plan has removed the western most drive from the proposed site plan. Access to the proposed lots will be via Cantrell Road through a shared access and utility easement located on the common lot line of Lots B-8 and B-9. Secondary access will be provided via a cross access easement extending from the property located to the north, Saddle Creek Center at the Ranch. Landscaping has been indicated consistent with the minimum Highway 10 Design Overlay District standards. A 25-foot landscape buffer has been indicated along the eastern property line of Lot B-9, as required by the overlay district and a 25-foot street buffer has been indicated along Ranch Boulevard. Street buffers are typically required to have a seven (7) foot landscape strip when located adjacent to commercially zoned property. The required 40-foot landscape strip has been indicated adjacent to Cantrell Road. The rear of the property has been indicated as a common access and utility easement which does not typically require the placement of landscaping. All parking areas will be landscaped with interior islands as required by the zoning and landscape ordinances. June 22, 2006 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-4343-T 6 The site plan indicates the placement of a 100-foot building setback along Cantrell Road as required by the Highway 10 Design Overlay District. The building proposed for Lot B-9 has been indicated with a side yard setback of seven (7) feet near the northwestern portion of the building. The Highway 10 Design Overlay District would typically require a minimum side yard setback of 30-feet. Although the building has not been indicated at the typical minimum setback staff is supportive of the request. The building is located adjacent to an existing parking area serving the Saddle Creek Center and in staff’s opinion there will be minimal impact on the adjoining lot. The request includes the creation of a three lot plat from this 2.97 acre tract. The Highway 10 Design Overlay District typically requires a minimum development tract size of two (2) acres. The lots are proposed as 0.46 acres to 1.31 acres. The total building coverage ranges from 5.26 percent on Lot B-7 to 19.69 percent on Lot B-9. The landscaped area provided on Lot B-7 is 44.4 percent and 35.6 percent on Lot B-9. The indicated parking on each of the lots is adequate to meet the typical minimum parking demand for the proposed uses on the proposed lot. Staff is supportive of the applicant’s request. The purpose of the Planned Commercial Development application is to complete the development of Saddle Creek Center located at the Northeast corner of Ranch Boulevard and Cantrell Road. Although the site is proposed with lots less than typically allowed per the Highway 10 Design Overlay District, staff does not feel the proposed lot sizes will adversely impact the area. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 19 FILE NO.: Z-6019-D NAME: GMAC Lot B-1 Short-form POD LOCATION: Located on the Southwest corner of LaGrande Drive and Chenal Parkway DEVELOPER: Garrett Reed 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.45 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional District ALLOWED USES: Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: Bank and Restaurant VARIANCES/WAIVERS REQUESTED: None requested. Staff recommends this item be deferred to the July 7, 2006, Public Hearing to allow this item to be heard with a proposed Land Use Plan amendment filed for this site, which is scheduled to be heard by the Commission on this date. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of deferred of the item to the July 6, 2006, Public Hearing to allow the item to be heard with a proposed Land Use Plan amendment filed for this site, which was scheduled to be heard by the Commission on July 6, 2006. June 22, 2006 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-6019-D 2 There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 20 FILE NO.: LU06-19-05 Name: Land Use Plan Amendment - Chenal Planning District Location: Southeast corner Chenal Pkwy & Arkansas Systems Request: Office to Mixed Office Commercial Source: Tim Daters, White-Daters PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Office to Mixed Office Commercial. Mixed Office Commercial provides for a mixture of office and commercial uses to occur, acceptable uses are office or mixed office and commercial with a Planned Zoning District. There is an accompanying Planned Commercial Development for a bank and three-story building. A maximum of 31 percent commercial has been requested for the site. EXISTING LAND USE AND ZONING: The property is vacant and mostly cleared currently zoned Planned Office District and is 5.1 acres ± in size. North of the site is an area of O-2 Office and Institution zoning with an office building. Beyond this is a Planned Commercial District and C-3 General Commercial zoning at the Rahling-Chenal Parkway intersection. The Planned Commercial District is partially developed with retail and office uses. The C-2 land is wooded and undeveloped. To the east are O-3 General Office, O-2 and Planned Office District zoning. Office buildings occupy this land. Beyond this is MF-18 Multifamily 18 units per acre and C-1 Neighborhood Commercial land. This land remained undeveloped pastureland with a home on it. South of the site is Planned Office District and O-2 zoned land with a commercial center, bank, post office and office building. Beyond this is C-3 land at the Chenal-Kanis (west) intersection. This land is mostly wooded and not developed. To the west across Chenal Parkway is C-2 and Planned Office District land. The C-2 land is wooded and undeveloped, with the Planned Office District is partially developed. Beyond this to the west is wooded land zoned MF-18, MF-24 Multifamily 24 units per acre and O-2. This is a portion of the city currently developing. Most of the development has been to the east, northwest and southeast to date. June 22, 2006 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: LU06-19-05 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: May 18, 2004, a change from Single Family to Office, south of Cantrell Road between Chenonceau and Chevaux, over a mile to the northwest of the site. This change was made related to a Planned Office District reclassification to allow for future redevelopment of the land. January 20, 2004, a change from Office to Mixed Use south of Rahling Road either side of Champlin Drive, to the northeast of the application area. This change was made to allow for future development of the land (no reclassification was included at the time). June 17, 2003, changes from Office, Multifamily and Single Family to Multifamily and Low Density Residential south of Chenal Parkway around Rahling Road, northwest of the application area. These changes were made to reflect new zoning in the area for future development. June 4, 2002, a change from Single Family to Suburban Office south of Cantrell Road either side of Drew, over a mile to the northwest of the site. This change was made related to a Planned Office District reclassification to allow for future redevelopment of the land. January 2, 2002, a change from Single Family to Commercial, Suburban Office and Open Space southeast of the Chenal-Northfield intersection over a mile to the northwest of the site. This change was made related to a rezoning request for the area. The Land Use Plan shows this site for Office. North, East, South and Southwest of the site is Office on the Plan. To the northwest of the site at the Chenal- Rahling Road intersection is a large area of Community Shopping and Commercial. Further to the northeast and east is Multifamily then Single Family use. To the southeast is Office then Commercial at Chenal Parkway near Kanis (east). To the south beyond the Office is Commercial at the Kanis (west)-Chenal Parkway intersection. Beyond the Office to the southwest is Multifamily then Commercial at the Kanis –Rahling extension intersection. MASTER STREET PLAN: Chenal Parkway is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move June 22, 2006 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: LU06-19-05 3 large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. Arkansas System Drive is shown as a Collector on the plan. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three-lane roads. BICYCLE PLAN: The Master Street Plan, bicycle section, proposes a Class I bike route along Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. PARKS: The Little Rock Parks and Recreation Master Plan shows this area as deficient. That is the site is not within 8-blocks of a public or private recreation or open space. Efforts should be made in the vicinity to develop such recreation or open space in the general vicinity of this application. 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 not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: The site is a vacant tract at the southeast corner of Arkansas System and Chenal Parkway. The tracts to the north and east are office buildings with a mixed office retail center to the south. West of Chenal Parkway is land that is wooded and vacant, north of LaGrande. South of LaGrande is an office building and vacant partially wooded land. The City’s Land Use Plan has shown this vicinity for Office use for over two decades. The major Commercial node has been at the intersection of Rahling Road and Chenal Parkway to the northwest of this site. This section of Little Rock is the City’s high growth area. To date, most of this June 22, 2006 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: LU06-19-05 4 growth has been residential in nature. Office has development mostly to the east of this site. Commercial uses have tended to be smaller in the generally vicinity, with the large ‘box’ development further to the east along Chenal Parkway. Proposals for a major commercial development have been made for a 50-acre tract to the northwest. The City is currently reviewing the third major version for this development, with other intermediate versions discussed. As part of a land use plan amendment review for a series of changes to the east, north, south and west; a traffic study was conducted for this area. The land use changes considered were from Office, Neighborhood Commercial and Low Density Residential to Mixed Office Commercial; Multifamily to Mixed Office Commercial; Multifamily and Office to Mixed Office Commercial; Mixed Use to Commercial; and Office to Community Shopping. The traffic study reaffirmed a 1996 study that indicated capacity or near capacity on most major roads in the vicinity at full build out. The Study recommended either reducing the proposed Land Uses; increasing the street capacities (land widening and intersection improvements); or construction alternate parallel routes. The proposed use is a ‘true’ mixed-use development. That is an office building with a maximum of a single floor of retail use. Office can have ten percent retail by right. The request is for 33.3 percent of the structure and approximately 30 percent of the overall development. The structure is not going to be a ‘strip development’ with office and retail but rather an office building with retail use. This type of use should fit in well with the surrounding developments and proposed developments. The location will be a major intersection in the future for local east-west traffic and area-wide north-south traffic. (Local in that it will serve as a relief flow and for traffic only in this section of Little Rock.) The change is consistent with other proposals made to the Commission in the last few months. Based on the suggested mix and design the retail uses are likely to be targeted to the existing office tenants and those already in the vicinity. NEIGHBORHOOD COMMENTS: Notices were sent to the St. Charles Community Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. June 22, 2006 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: LU06-19-05 5 PLANNING COMMISSION ACTION: (JUNE 22, 2006) The application was placed on consent agenda to July 6, 2006. With a vote of 10 for, 0 against the consent agenda was approved. June 22, 2006 ITEM NO.: 20.1 FILE NO.: Z-6051-I NAME: Arkansas Systems Tract 4 Short-form POD LOCATION: Located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway DEVELOPER: Arkansas Systems Land Company, LLC 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.11 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional District ALLOWED USES: Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: 66.7 % Office, 33.3 % Retail VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 21, 1998, the Board of Adjustment reviewed and approved a request to allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to permit construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems Office Park Addition. The applicant proposed construction of an office building on Lot 5, which has been constructed. The applicant proposed to contain the drainage in underground culverts and to utilize the area designated as floodway for parking and driveways. As a condition of approval, the applicant was required to provide CORPS approval of hydraulic calculations containing the 100-year floodway in the proposed underground structure, conditional letter of approval from FEMA, parking lot elevation to June 22, 2006 SUBDIVISION ITEM NO.: 20.1 (Cont.) FILE NO.: Z-6051-I 2 allow storm events above the 100 year to pass without endangering the building and dedication of a drainage easement to contain the floodway. No development was proposed for Lot 4 and the site remains undeveloped. A. PROPOSAL: The applicant is proposing the development of this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank facility and a three story mixed use building on the lots through a Planned Office Development. The office building is proposed for Lot 4A consisting of a total of 60,750 square feet of space with 20,250 square feet of retail space, contained on the first floor, and 40,500 square feet of office space. A total of 213 parking spaces are proposed to serve the building. Lot 4B is proposed for the branch bank facility with a total of 2,600 square feet of space and 47 parking spaces. Cross access and parking will be provided between the two (2) lots. B. EXISTING CONDITIONS: The site is a partially wooded site located at the southeast corner of Arkansas Systems Drive and Chenal Parkway. The area has developed as an office complex with a retail center located to the south. The area to the northwest is a C-2 zoned site currently under review for a shopping center. To the west of the site is vacant property currently under review for a Planned Commercial Development for the placement of a branch bank facility and a restaurant. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Parkway Place Property Owners Association, the St. Charles Community 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: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway and the 36 feet commercial street on the east for the length of the property. 3. The driveway on the commercial street to the east must be constructed at least 75 feet from new the right-of-way line. June 22, 2006 SUBDIVISION ITEM NO.: 20.1 (Cont.) FILE NO.: Z-6051-I 3 4. Design plans for piping system must be submitted to staff for approval prior to beginning work and inspected by staff during installation. The piping must be placed within a drainage easement. 5. Revise plan with an area map showing floodway and floodplain delineations as shown on the City of Little Rock FIRM and Pulaski County Floodway Map and FIRM. Provide hydrologic and hydraulic calculations of the drainage and proposed piping system. Following review of the revised plan, staff will determine if a Letter of Map Revision approval is appropriate prior to being presented to the Planning Commission. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Alteration of the watercourse will require approval from the Little Rock District of the US Army Corps of Engineers. Provide letter of approval from the Corps of Engineers prior to presentation to the Planning Commission. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 water main extension will be required to service Lot 4B. This development will have minor impact on the existing water distribution system. Proposed water facilities will be June 22, 2006 SUBDIVISION ITEM NO.: 20.1 (Cont.) FILE NO.: Z-6051-I 4 sized to provide adequate pressure and fire protection. A 5-foot wide easement is needed at the northwest corner of Lot 4A along the 57.71 foot long segment of lot line. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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 Chenal Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial District for a bank and office building with up to one-third commercial use. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda. Master Street Plan: Chenal Parkway is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. Arkansas System Drive is shown as a Collector on the plan. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three-lane roads. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. 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 schematic plan submitted is not detailed enough for a full review of the cities minimal landscaping and buffer requirements. Submittal of all June 22, 2006 SUBDIVISION ITEM NO.: 20.1 (Cont.) FILE NO.: Z-6051-I 5 future plans must comply with the City of Little Rock’s minimal zoning buffer and landscaping requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the total building coverage, the proposed dumpster locations, any limits to be placed on the hours of service of the dumpsters and details of the proposed signage. Public Works comments were addressed. Staff stated the driveway on the commercial street to the east must be constructed at a minimum of 75-feet for the new right-of-way line. Staff also stated design plans for the piping system must be submitted to staff for approval prior to beginning work and inspected by staff during installation. Staff stated a letter of Map Revision was necessary and approval from the US Army Corps of Engineers also was necessary prior to approval by the Planning Commission. Staff stated since the site was not previously mapped there was no way of determining if this area was located in a regulated floodway. Landscaping comments were addressed. Staff stated the schematic plan submitted did not allow enough detail to determine compliance with the minimum landscaping and buffer requirements. Staff stated all future plans must comply with the City’s minimum ordinance standards with regard to landscaping and buffering. 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 some of the issues raised at the June 1, 2006, Subdivision Committee meeting. The revised site plan indicates the total building coverage, the proposed dumpster locations, the limits placed on the hours of service of the dumpsters and details of the proposed signage. The total area designated for landscape is one (1) acre of this 5.11 acre site. The total building coverage proposed is 22,850 square feet. The dumpster services hours will be limited to 7:00 am to 7:00 pm daily. The site plan includes the creation of a two lot plat and the placement of two buildings on the site, one on each lot. Cross access and parking will be provided June 22, 2006 SUBDIVISION ITEM NO.: 20.1 (Cont.) FILE NO.: Z-6051-I 6 between the two (2) lots. The total lot area of Lot 4A is 4.0 acres. The building on Lot 4A is proposed with a maximum building footprint of 22,250 square feet or a total of 12 percent building coverage. The total lot area of Lot 4B is 1.1 acres. The building on Lot 4B is proposed with a total building footprint of 2,600 square feet or a total building coverage of 6 percent. The site plan indicates the building on Lot 4A will be a three story office building containing a total of 60,750 square feet. A total of 213 parking spaces are proposed to serve this building. The building is proposed as a mixed use type development with retail uses located on the first floor (20,250 square feet) and the remainder of the building being utilized for O-2 type uses. Based on the typically minimum parking required for an office/commercial use, a total of 168 parking spaces would typically be required. A branch bank facility is proposed for Lot 4B with a total of 47 parking spaces. The bank facility is proposed with a total of 2,600 square feet of gross floor area. Based on parking ratios for an office development, six (6) parking spaces would typically be required. The proposed uses for the 60,750 square foot office/retail building are as follows: the ground floor is proposed with the permitted uses of the O-2 zoning district, the listed Accessory and Conditional Uses of the O-2 zoning district, with on limit placed on the Accessory and Conditional uses and the permitted uses listed in the C-1, Neighborhood Commercial District. The second and third floors are proposed with the permitted uses of the O-2 zoning district only. The proposed commercial uses are intended to serve the needs of the office building and the nearby office uses. Signage has been indicated for each of the proposed lots. A single sign has been located in the front yard area consistent with signage allowed per the Chenal Overlay District or a maximum of eight feet in height and one hundred square feet in area. Staff is supportive of the development concept for the site but has one primary concern. This site was located outside the City limits when the floodway and floodplain for this area was mapped. According to the applicant a Letter of Map Revision is not being requested therefore a Letter of Map Revision is not necessary to allow the approval of the proposed site plan. Staff has concerns with the allowance of this application to proceed without proper documentation and study to determine if a Letter of Map Revision is required prior to construction. The revised site plan indicates the floodway and floodplain delineations as shown on the City of Little Rock FIRM and Pulaski County Floodway Map and FIRM as requested by staff. There is a mapped floodway located along the southwestern portion of this site near the southern driveway entrance and a mapped floodway located to the northeast of this property. Staff June 22, 2006 SUBDIVISION ITEM NO.: 20.1 (Cont.) FILE NO.: Z-6051-I 7 feels if this site were mapped the floodplain and floodway would extend through the site. Typically the Commission has not heard application requests prior to receiving all necessary approvals by the various Federal agencies related to floodway issues. Staff recommends prior to the application proceeding, the applicant provide hydrologic and hydraulic calculations of the drainage and proposed piping system. Following a formal review of the provided information, staff will determine if a Letter of Map Revision approval is required prior to the item being acted upon by the Planning Commission. Staff concerns are if the site plan is approved the developers may not be able to construct the proposed development as approved due to potential modifications required by the various Federal Agencies during their review process. I. STAFF RECOMMENDATIONS: Staff recommends prior to the application proceeding, the applicant provide hydrologic and hydraulic calculations of the drainage and proposed piping system. Following a formal review of the provided information, staff will determine if a Letter of Map Revision approval is required prior to the item being acted upon by the Planning Commission PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant was requesting a deferral of the item to the July 6, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to approve the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 21 FILE NO.: Z-7105-B NAME: ACTS Church Revised Short-form PCD and Right-of-Way Abandonment of West 43rd Street LOCATION: Located on the Southwest corner of West 42nd Street and John Barrow Road DEVELOPER: ACTS Church c/o James Fletcher 4200 John Barrow Road, Suite F Little Rock, AR 72205 SURVEYOR: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: .17 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: PCD and O-3, General Office District ALLOWED USES: Retail Strip Center, C-3 Uses and General and Professional Office PROPOSED ZONING: PCD PROPOSED USE: Retail Strip Center, C-3 Uses and Parking Lot VARIANCES/WAIVERS REQUESTED: None Requested. BACKGROUND: Ordinance No. 18,637 adopted by the Little Rock Board of Directors on February 5, 2002, established Stewart Short-form PCD. The approval rezoned six lots from C-3 and O-3 to PCD to allow the construction of a 6,750 square foot building to be used for a mix of office and commercial uses. There were 22 parking spaces proposed as a part of the development. The proposed use mix was 50% C-3 and 50% O-3 uses. The hours of operation were from 8 am to 8 pm daily. June 22, 2006 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7105-B 2 A. PROPOSAL: The applicant is proposing the construction of a parking lot to serve the previously approved strip retail center and the abandonment of a portion of West 43rd Street. The site plan indicates the placement of 26 additional parking spaces on the site connecting to the southern portion of the existing parking area. B. EXISTING CONDITIONS: The site contains a strip retail center with office and commercial uses. A City of Little Rock Alert Center is located in the center. The area proposed for the parking lot is vacant. To the west of the site are single-family homes. To the south of the site is an office use. East of the site is a rehabilitation facility and southeast of the site is vacant O-1 property. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received two informational phone calls from area residents. The John Barrow Neighborhood Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. If not abandoned, the proposed land use would classify West 43rd Street on the Master Street Plan as a commercial street. Dedicate right-of-way of 60 feet. 2. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to West 43rd Street including 5-foot sidewalks with the planned development if not abandoned. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. June 22, 2006 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7105-B 3 Central Arkansas Water: No objection. 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 Boyle Park Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to a Planned Commercial Development. The request is consistent with the Land Use Plan. Master Street Plan: John Barrow Road is shown as a Minor Arterial on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are not any bike routes in the immediate area. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial goal states: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses. Landscape: 1. The schematic plan submitted is not detailed enough for a full review of the cities minimal landscaping and buffer requirements. Submittal of all future plans must comply with the City of Little Rock’s zoning buffer and landscaping requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the site plan submitted was not sufficient to allow for a formal review of the request. Staff requested the June 22, 2006 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7105-B 4 applicant provide a plan prepared by a design professional to allow the review to be completed. Public Works comments were addressed. Staff stated West 43rd Street would require construction if not abandoned. Staff also stated with the site development, the applicant would be required to repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Landscaping comments were addressed. Staff stated the schematic plan submitted did not allow enough detail to determine compliance with the minimum landscaping and buffer requirements. Staff stated all future plans must comply with the City’s minimum ordinance standards with regard to landscaping and buffering. 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 June 1, 2006, Subdivision Committee meeting. The applicant has provided a site plan drawn by a design professional indicating the paved areas and the proposed landscape islands. The site plan indicates the placement of a 9-foot landscape strip along John Barrow Road and along the southern property line. The parking stalls have been indicated as required by the ordinance or a minimum of nine (9) feet in width and twenty (20) feet in depth. The proposal includes the addition of twenty six (26) parking spaces attaching to the existing southern parking area. The applicant is also seeking approval for the closure of a portion of West 43rd Street. The street is currently undeveloped and was platted with a 50-foot right-of-way at the time the subdivision was platted. The developers own the property on both sides of the street and would receive all the abandonment. Staff is supportive of the applicant’s request. Staff does not feel the abandonment of the undeveloped right-of-way or the placement of a parking area to serve the adjacent strip retail center will have any adverse impact on the adjoining properties. To staff’s knowledge there are no outstanding issues associated with the request. June 22, 2006 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7105-B 5 I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested right-of-way abandonment for a portion of West 43rd Street subject to the area of abandoned right-of-way being retained as a utility and drainage easement. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested right-of-way abandonment for a portion of West 43rd Street subject to the area of abandoned right-of-way being retained as a utility and drainage easement. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 22 FILE NO.: LU06-02-02 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: Southeast corner Donna Drive and Markham Request: Single Family to Suburban Office Source: Ross Phillips PROPOSAL / REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Suburban Office. Suburban Office represents low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The proposal is to construct a new structure for professional office use – Insurance Agency. Staff could not identify an easy way to expand this application at this time. EXISTING LAND USE AND ZONING: The property is developed with a single-family home currently zoned R-2, Single Family and is 0.7 acres ± in size. R-2, Single Family is located to the north, east and south with homes located on the land. To the north, south and east area existing developed single-family subdivisions. Further to the east along the southside of Markham at Brookside/John Barrow Road is a C-3 General Commercial area with a shopping center, west of John Barrow and various retail businesses to the east. There is a small amount of R-3 zoning with homes to the west. Beyond this is O-3 General Office, Planned Office Districts, a small amount of C-3 land along either side of Markham. Most of the uses are office or churches. There are two small commercial centers in this area as well. The general area is a developed portion of Little Rock. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On December 12, 2000, several changes were made to the Land Use Plan to more accurately reflect the existing and likely future development of the area. One change was to the west on Markham from Suburban Office to Public Institutional; one was south of the site from Single Family to Public Institutional; one was east of the site from Single Family to Commercial and the last was southeast of the site from Single Family and Multifamily to Low Density Residential. All these changes surround the application area along Markham. On May 6, 2003, a change was made from Single Family and Low Density Residential to Multifamily Low Density Residential and Public Institutional. These June 22, 2006 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-02 2 changes were made to more accurately reflect the current and likely future development of the areas along Mara Lynn Road over a mile to the north west of the site. The Land Use Plan shows this site for Single Family. Single Family is indicated to the north and south as well as east. Further to the east along the southside of Markham at John Barrow Road, Commercial is shown on the Plan. To the west is a small amount of Single Family. However most of the land along Markham west of the site is shown for Suburban Office or Public Institutional use. MASTER STREET PLAN: Markham is shown as a Minor Arterial, with Donna Drive a Local Street on the plan. A Minor Arterial is designed to provide connections to and through the urban area, with a primary function to move traffic not provide access to adjacent properties. A Local Street is to provide access to adjacent properties; movement of vehicles is a secondary function. There are no plans at this time to make further street improvements to either roadway. As a result of this application additional right-of-way or widening may be requested. BICYCLE PLAN: There are no Bike routes shown on the City Master Bike Plan adjacent to the area under review. The closest routes are proposed to be along Rock Creek to the south and Brushy Flat Creek to the east. PARKS: The Little Rock Parks and Recreation Master Plan indicates there is a deficient area on the south of Markham. However there is an existing public or private recreation or open space within 8-blocks of this site as recommended by the Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is within the area covered by the West Markham Neighbrhoods Plan. The Plan does not address the issue of converting a single-family house to non-residential. However it does call to”Limit expansion of non-residential June 22, 2006 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-02 3 development to areas shown as non-residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity.” The Plan also recommends repair and replacement of sidewalks along Arterials (Markham). ANALYSIS: The site is within a developed portion of Little Rock. Currently there is a single- family home on a large lot at this location. This structure faces Markham, which is an Arterial. There are single-family homes to the east and west along Markham. Donna is a local street, a cul-de-sac. There are less than eighteen homes along Donna. Along the north side of Markham there are single-family homes either backing or fronting to Markham. This site recently was approved for the construction of five single-family homes. The general area is single family homes with offices/institutional uses to the west. The structures in the area appear to be in good condition and occupied. This is true for both the residential and non-residential uses in the area. To the east along Markham, the City has opposed the conversion of single-family homes to non-residential uses. To the south and north of Markham are single-family subdivisions that are fully developed with homes. To the east are both small offices and large office buildings. The non-single family use pattern starts about a block to the west with a church on the south side of Markham and small office buildings on the north. Further west is a church and a retail center also located in this corridor. To the east is all Single Family until you get to the southwest corner of Markham and John Barrow Road where a commercial center has been located for many years. The tenant mix has changed significantly over the years but the occupancy rate is high for the center. Markham is a minor arterial. The function of a minor arterial is to move vehicles around the city not to provide access to adjacent land. It is important that developments along Markham be designed to limit access and signage which might reduce the efficiency of the road to move vehicles. In a developed area with homes fronting a major street, the City is continually pressured to allow the conversion of the residential to non-residential uses. The City policy is not to line major roads with retail or non-residential uses. This is to discourage some of the negative affects on the street of such uses lining them. It should be noted that there are several other homes which front Markham both to the east and west of the site. The City policy does not recognized that just because a home is on a major street it can no longer be residential. For that June 22, 2006 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-02 4 matter there are many homes on Cantrell Road, Markham and other main roads in Little Rock. Based on a review of the structures in the area, there does appear to be demand for office space in the area. There are not a large number of vacant office structures or space. However the homes in the area are also in good condition and there does not appear to be a single-family vacancy or abandonment issue in this area. Thus there is demand for both uses in the area. The only reason given to make a change is that the current owners of the property would like to use it for an office. There is no non-residential use adjacent to this site, zoned or land use. NEIGHBORHOOD COMMENTS: Notices were sent to the following associations: Santa Fe Heights & Treasure Hills Neighborhood Associations as well as the Pennbrook/Clover Hill Property Owners Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (JUNE 22, 2006) Walter Malone, Planning Staff reviewed the existing use pattern and Land Use Plan. This is a developed area in which there is demand for both single-family and office. There is no adjacent non-residential and Staff does not see a justification to change the Plan. Ms. Donna James presented the related Planned Zoning District request. See item 22.1 for a full meeting summary. A motion for approval was made. By a vote of 0 for 9 against the Land Use Plan Amendment was denied. June 22, 2006 ITEM NO.: 22.1 FILE NO.: Z-7954-A NAME: Markham Street Short-form POD LOCATION: Located on the Southeast corner of West Markham Street and Donna Drive DEVELOPER: Ross Phillips Construction, LLC 34 Vista Drive Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.69 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: O-1, Quiet Office Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On November 10, 2005, the Little Rock Planning Commission denied a request to rezone this site from R-2 Single-family to PD-R to allow development of the site with five zero lot line single-family homes. Three of the homes would front on West Markham Street and two of the homes on Donna Drive. The applicant indicated an average lot size of 5,680 square feet. The homes were proposed with an average of 1,685 and a minimum square footage of 1,450 square feet of heated and cooled space. Each of the units was proposed with a single-car garage. This recommendation of denial was appealed to the Board of Directors but was withdrawn prior to the Board acting on the request. June 22, 2006 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7954-A 2 A. PROPOSAL: The applicant is now proposing a rezoning of this site from R-2, Single-family to Planned Office Development (POD) to allow the redevelopment of this site with O-1, Quiet Office type uses. The design of the structure is proposed to blend with the neighborhood with construction materials and massing similar to the residential units located in the area. The structure is proposed as a single story building with 3,240 square feet of space. The hours of operation are proposed from 7:00 am to 6:00 pm Monday through Saturday. B. EXISTING CONDITIONS: The site contains an existing single-family structure facing West Markham Street. There are single-family homes located along West Markham Street to the North, East and West of the site. There are also single-family homes located to the south of the site, abutting Donna Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents, many indicating support of the proposed request. The Santa Fe Heights Neighborhood Association, the Treasure Hill Neighborhood Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Donna Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Street and Donna Drive. 3. Remove proposed driveway on Donna Drive. Driveway on West Markham is preferred. Another option is to relocate the driveway on Donna Drive on the South side of property (180 feet south of West Markham ROW). Both driveways are not supported by Public Works staff. 4. All driveways shall be concrete aprons per City Ordinance. 5. Sidewalks with appropriate handicap ramps are required on West Markham in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. June 22, 2006 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7954-A 3 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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) 379-1817 (Derrick Bergfield). 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) 379-1817 (Derrick Bergfield) for more information. 9. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 – West Markham Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office District for a professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. Master Street Plan: Markham is shown as a Minor Arterial, with Donna Drive a Local Street on the plan. A Minor Arterial is designed to provide connections to June 22, 2006 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7954-A 4 and through the urban area, with a primary function to move traffic not provide access to adjacent properties. A Local Street is to provide access to adjacent properties; movement of vehicles is a secondary function. There are no plans at this time to make further street improvements to either roadway. As a result of this application additional right-of-way or widening may be requested. Bicycle Plan: There are no Bike routes shown on the City Master Bike Plan adjacent to the area under review. The closest routes are proposed to be along Rock Creek to the south and Brushy Flat Creek to the east. City Recognized Neighborhood Action Plan: The site is within the area covered by the West Markham Neighborhoods Plan. The Plan does not address the issue of converting a single-family house to non-residential. However it does call to “Limit expansion of non-residential development to areas shown as non-residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity.” The Plan also recommends repair and replacement of sidewalks along Arterials (Markham). Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The property to the south and the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and eastern perimeters of the site. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant dimension all building setbacks for all property lines. Staff questioned if any fencing was being proposed to screen the adjacent residential uses. Public Works comments were addressed. Staff stated the proposed driveway on Donna Drive could not be supported. Staff stated all drives to the development should be from West Markham Street or located a minimum of 180-feet south of the West Markham and Donna Drive intersection. Landscaping comments were addressed. Staff stated screening would be required along the southern and eastern perimeters of the site. Staff stated compliance with the City’s Landscape and Buffer Ordinance would be required at the time of development. June 22, 2006 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7954-A 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 has submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated details of the proposed signage, the dimensions for all building setbacks for the property lines and indicated the placement of screening consisting of either a six (6) foot fence or dense evergreen plantings along the eastern and southern perimeters of the site. The revised site plan has removed the proposed drive from Donna Drive but has indicated two (2) drive locations along West Markham Street. Staff is not supportive of the drive configuration. Staff feels a single drive located near the eastern property line would provide safer access to the site and facilitate traffic flows through the area. The site plan indicates the placement of a single sign located within the front yard area of the site. The sign has been indicated as a maximum of six (6) feet in height and sixty-four (64) square feet in area. The proposed signage is consistent with signage allowed in office zones. The site plan indicates the placement of a single story building constructed in similar architecture as a residential unit. The structure is proposed with a roofline and construction material similar to the homes in the area. The site plan indicates the placement of sixteen (16) on site parking spaces. The building is proposed with a total of 3,570 square feet of gross floor area. The typical minimum ordinance parking required for an office development based on the available square footage would be eight (8) parking spaces. Staff is not supportive of the applicant’s request. The proposed development is not consistent with the City’s Future Land Use Plan and is located in the heart of an area identified as single-family on the Future Land Use Plan. The Commission recently denied a request to rezone a site from R-2 to PD-O to allow the conversion of a single-family structure into an office use just west of this site located on the Northwest corner of West Markham and Santa Fe Trail. On the current agenda there is also a request to change the Future Land Use Plan for this site from Single-family to Suburban Office which staff does not support. Staff feels the rezoning of this site for an office use is not appropriate. The request is inconsistent with the City’s Future Land Use Plan which staff feels should be maintained. Staff feels this site should be maintained as residential to protect the single-family homes located in the area both along West Markham Street and Donna Drive. June 22, 2006 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7954-A 6 I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors and supporters of the request. Staff presented the item with a recommendation of denial. Mr. Ross Phillips addressed the Commission on the merits of his request. He stated the neighbors were in support of this request. He stated the proposed hours of operation were Monday through Friday from 7:00 am to 6:00 pm and the facility would not be open on Saturday. He stated the uses were general and professional office uses. Ms. Anita Spence addressed the Commission in support of the request. She stated the neighbors were in support of the proposed office use on the corner. She stated with the traffic not accessing Donna Drive was a plus to the neighborhood. She stated traffic in the area was a problem for the residents and felt the proposed office use was a good fit for the neighborhood. Ms. Ruth Eckhardt addressed the Commission in support. She stated she was in favor of the proposed development of the site. She stated the developer had tried to fit the neighborhood and felt the office use would not impact the neighborhood with regard to traffic. Mr. Walter Binz addressed the Commission in support of the request. He stated the site was not maintained and felt an office use on the site would be better than the current residential use. He stated the neighborhood did not support the placement of five residential units on the site because of the traffic generation. He stated with the placement of an office use on the site and no access to Donna Drive there would be little impact on the residential homes in the area. Ms. Mary Hutcheson addressed the Commission in support. She stated the structure would be aesthetically pleasing to the area. She stated the site would be rebuilt and landscaped to appear residential in character. She stated all the neighborhood was in favor of the request. She stated the Commission’s recommendation of denial of the rezoning at Markham and Santa Fe was a correct vote. She stated that structure as well should be removed and the site redeveloped as an office use to fit the neighborhood. Mr. Gary Hutcheson addressed the Commission in support of the request. He stated the existing site was an eye sore and should be removed. He stated he felt the office June 22, 2006 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7954-A 7 use was the best use for the property. He stated the back of the property had drainage problems which would be corrected with the construction of the new office building. He stated the residents of the neighborhood supported the office use on the site. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the area was prime for housing stock and felt the site should remain residential. She stated the neighborhood was a small neighborhood which was landlocked by West Markham and the creek. She stated to approve the zoning for this site as an office use could cause a trickle effect to other homes in the area. Mr. Ross Phillips stated the site as a residential use was not desirable. He stated the site was better served as an office use. The Commission questioned staff as to the reasoning for supporting the higher density of residential use for the site. Staff stated the site was located on an arterial roadway and a transit route. Staff stated typically these areas were acceptable for higher density residential uses. The Commission questioned Mr. Phillips concerning the driveway design. He stated he would redesign the drive to allow only one access to the site from West Markham Street along the eastern perimeter of the site. He stated the proposed sign was consistent with signage allowed in office zones or a maximum of six feet in height. He stated a smaller sign would be acceptable for the development. The Commission questioned if the driveway would be restricted to right-in and right-out. Mr. Phillips stated it would not be restricted. There was a general discussion concerning the building design and any control staff would have for review. Staff stated as the application was filed there would be no review by staff or the Commission. Staff stated on a previous application the Commission had required review and approval by the Subdivision Committee prior to development. Mr. Phillips stated this was acceptable to him. A motion was made to approve the request. The motion failed by a vote of 4 ayes, 5 noes and 2 absent. June 22, 2006 ITEM NO.: 23 FILE NO.: Z-8049 NAME: South Shackleford Storage Long-form PCD LOCATION: Located on South Shackleford Road, North of Colonel Glenn Road DEVELOPER: Little Rock Management and Investment Group, LLC 10 Corporate Hill Road, Suite 330 Little Rock, AR 72205 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: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Mini-warehouse VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant, Little Rock Management and Investment Company, LLC, will develop the subject 5.5 acre site into a maximum of 725 mini-storage units spread over a total of seven (7) buildings, developed in four (4) phases, servicing a growing commercial and residential population in this south central area of Little Rock. The development will consist of a total of seven (7) storage buildings and a business office. 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 will be constructed in phase one. Construction on the subsequent phases will commence upon lease up of the previous phases. Building construction will consist of metal clad steel buildings with a standing seam roof made of a non-reflective metal material. Four of the buildings will be two story. All fencing, June 22, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8049 2 landscaping and signage requirements will be met, per the zoning ordinance minimum standards. The hours of operation for the facility will be from 6:00 am to 10:00 pm daily. There will 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. There is an existing cell tower located on the extreme Northwest corner of the property. The applicant has site control over this portion of the site, and will purchase the approximately 4,800 square foot area once the cell tower lease has expired and the equipment has been removed. An existing easement has been noted which provides access to the cell tower site. The request includes 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 retains ownership of Lot B. B. EXISTING CONDITIONS: The site is wooded with a cellular tower located along the western 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: 1. South Shackleford 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. Storm water detention will apply to the proposed development. 3. With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to this street including 5-foot sidewalks with the planned development. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. June 22, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8049 3 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. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 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) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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: Maintain a 20-foot gate opening. Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: June 22, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8049 4 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 Planned Commercial District. The request does not require a change to the Land Use Plan. Master Street Plan: Shackleford Road is shown as a Minor Arterial on the Master Street Plan, may require dedication of right-of-way, and will require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on it since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown along Shackleford Road. A Class II bikeway is located on the street as either a 5’ shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial goal states: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses. One objective is: To create a development climate in the John Barrow Neighborhood Area that would attract job-generating businesses. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. An average of twelve-foot (12) wide land use buffer is required to separate this proposed development from the residentially zoned property on the southern perimeter of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. The property to the south 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 southern perimeter of the site. 4. An average of fifty foot (50) wide and in no case less than half wide street buffer is required along the northern perimeter of the site. Currently, this average is not being met. It appears the parking lot could be reduced in size to help with this additional green space. 5. An automatic irrigation system to water landscaped areas will be required. June 22, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8049 5 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. Scott Richberg was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned the days and hours of operation, the location of any proposed dumpsters and the purpose of the courtesy van. Staff also stated all site lighting must be directed into the site and away from the adjoining residentially zoned properties. Staff questioned if the hours of dumpster service would be limited. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to the development of the site and prior to grading of the site a site grading and drainage plan would need to be submitted and approved. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the 12-foot wide land use buffer required along the southern perimeter. Staff stated a minimum of 70 percent of the buffer must remain undisturbed. Mr. Richberg questioned if the undisturbed area could be located within one location. Staff stated this was an option as long as the total area of undisturbed buffer did not drop below the minimum area 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 most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the days and hours of operation, the location of any proposed dumpsters, the hours of dumpster service and the purpose of the courtesy van. The applicant has indicated the facility will have access from 6:00 am to 10:00 pm daily. The office hours are Monday through Saturday from 8:00 am to 5:00 pm and Sunday from 12:00 pm to 5:00 pm. The dumpster service hours will be limited to the hours of operation of the office portion of the facility. The June 22, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8049 6 courtesy van is available to customers to move items into the storage facility and will be parked on-site when not is use. The site plan indicates the development will be constructed in three phases with a total of 103,400 square feet of storage plus 1,200 square feet of office space. The first phase will consist of 41,000 square feet of storage space and the office. The second phase will consist of 27,600 square feet of storage space and the final phase will consist of 34,800 square feet of storage space. The total area of the site is 216,705 square feet. A total of 75,265 square feet or 35 percent is designated as landscape area, 73,665 square feet or 34 percent is designated as paving and parking and 67,775 square feet or 31 percent is covered with buildings. A six foot ornamental fence is proposed on the site. The fencing will be used along the front of the development for security and between the proposed building breaks. On the remainder of the site, the buildings will be used for screening and security. An automatic gate is proposed near the office building. Patrons will access the warehouse facility via a keypad. A single ground mounted sign is located in the front yard area with a maximum height of 36-feet and 160 square feet in area. Building signage is proposed along the front façade not to exceed ten percent of the façade area. Although the signage is consistent with signage allowed in commercial zones the site is shown as Light Industrial on the City’s Future Land Use Plan which typically allows signage not to exceed twenty (20) feet in height and seventy-two (72) square feet in area. Staff feels with the current topography of the site the allowance of a 36-foot tall sign with 160 square feet of sign area is excessive and should be limited to signage allowed in commercial zones. In addition, the applicant is proposing the placement of building signage along the western façade of Building B, during the first phase, and moved to Building G when this phase of the development is constructed. The sign is proposed with a maximum coverage of 20 percent of the façade area. Staff is not supportive of this request. Typically the ordinance does not allow signage without public street frontage except in developments where no street frontage is available and this is the only means of identifying the business. Staff feels the ground and front façade signage are adequate to serve the needs of the development. Staff feels the additional signage along the southern façade of the building is excessive and should not be allowed. The revised site plan indicates the placement of the required buffers along the southern perimeter. A 21-foot buffer has been indicated along the southern perimeter where abutting residentially zoned and used property decreasing to 12-feet where abutting the non-residential property to the southwest. June 22, 2006 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-8049 7 Staff is supportive of the proposed development of the site as a mini-warehouse facility but is not supportive of the applicant’s request for additional signage. The site is shown as Light Industrial on the City’s Future Land Use Plan which is consistent with proposed use of the property. The Colonel Glenn/Shackleford Road/I-430 area is developing as a commercial and service corridor which the addition of the mini-warehouse could act as a potential buffer providing a transitional area. The area to the north is shown as Multi-family on the City’s Future Land Use Plan. In the immediate area there are areas shown as Light Industrial and Commercial to the south yet to develop. Although the proposed development is considered an intense commercial development, this type facility typically does not generate a great deal of traffic during peak hours. In addition, limits have been placed on the hours of operation which could potentially offer additional protection to the property to the north if developed as a residential use. As previously stated, staff is supportive of the proposed development concept for the site but staff is not supportive of the application as filed. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had revised their request to limit the proposed ground mounted sign to a maximum of 20-feet in height and 72 square feet in area. Staff stated the applicant had also removed their request for the placement of building signage along the southern façade of the building which did not have public street frontage. Staff stated they were supportive of the applicant’s amended request. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. A motion was made for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 24 FILE NO.: LU06-02-03 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: Southwest corner Rodney Parham Road and Northbrook Circle Request: Single Family to Suburban Office Source: Robert Denman PROPOSAL / REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Suburban Office. Suburban Office represents low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The proposal is to convert an existing house to a professional office use – Insurance Agency. Staff could not identify an easy way to expand this application at this time. EXISTING LAND USE AND ZONING: The property is a single-family home currently zoned R-2 Single Family and is 0.15 acres ± in size. To the northwest is a Conditional Use Permit (R-2 Single Family zone) for a church and school. To the south and east is R-2 single Family zoned land with single-family homes. These are developed subdivisions. Southeast at the Rodney Parham-Markham intersection is a large area of C-3 General Commercial, with some O-3 General Office zoning. There are retail businesses and centers in this location. To the west at the Rodney Parham- Reservoir intersection there is a large area of C-3 zoning with some Planned Residential District and Planned Office District zoning for a retirement community and a church. In the C-3 area there is a variety of retail uses and shopping centers. This is a developed portion of Little Rock. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On December 12, 2000, several changes were made to the Land Use Plan to more accurately reflect the existing and likely future development of the area. One change was to the west on Markham from Suburban Office to Public Institutional; one was south of the site from Single Family to Public Institutional; one was east of the site from Single Family to Commercial and the last was southeast of the site from Single Family and Multifamily to Low Density Residential. All these changes surround the application area along Markham. On May 6, 2003, a change was made from Single Family and Low Density Residential to Multifamily Low Density Residential and Public Institutional. These June 22, 2006 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: LU06-02-03 2 changes were made to more accurately reflect the current and likely future development of the areas along Mara Lynn Road over a mile to the north west of the site. The Land Use Plan shows the site for Single Family. Single Family is shown to the east and west. There is a large Public Institutional area to the northwest across Rodney Parham Road. Further to the northwest is a large multifamily area then a Commercial area shown around the Rodney Parham-Reservoir Road intersection. To the southeast is a Commercial area to the Markham-Rodney Parham intersection with a small amount of Office located in the northwest section of the intersection. MASTER STREET PLAN: Rodney Parham Road is shown as a Minor Arterial, with Northbrook Circle a Local Street on the plan. A Minor Arterial is designed to provide connections to and through the urban area, with a primary function to move traffic not provide access to adjacent properties. A Local Street is to provide access to adjacent properties; movement of vehicles is a secondary function. There are no plans at this time to make further street improvements to either roadway. As a result of this application additional right-of-way or widening may be requested. BICYCLE PLAN: There are no Bike routes shown on the City Master Bike Plan adjacent to the area under review. The closest route is proposed to be along Brushy Flat Creek to the west. PARKS: The Little Rock Parks and Recreation Master Plan indicates there is a deficient area on the south of Markham. However there is an existing public or private recreation or open space within 8-blocks of this site as recommended by the Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is within the area covered by the West Markham Neighbrhoods Plan. June 22, 2006 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: LU06-02-03 3 The Plan does not address the issue of converting a single-family house to non- residential. However it does call to ”Limit expansion of non-residential development to areas shown as non-residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity.” The Plan also recommends repair and replacement of sidewalks along Arterials (Rodney Parham Road). ANALYSIS: The site is within a developed portion of Little Rock. Currently there is a single- family home at this location. This structure faces Rodney Parham Road, which is an Arterial. There are single-family homes to the east and west along Rodney Parham Road. Northbrook is a local street, a cul-de-sac. There are four homes on Northbrook. Along the north side of Rodney Parham there are single-family homes to the east and a church with school to the west. The general area is single family homes with offices/institutional uses to the east. The structures in the area appear to be in good condition and occupied. This is true for both the residential and non-residential uses in the area. Along the south side of Rodney Parham Road in both directions are single-family homes. Most of these homes have a side relationship with Rodney Parham Road. Along the north side of Rodney Parham to the east are homes facing Rodney Parham while to the west is a church with school followed by Office uses. To the south and north of Rodney Parham Road are single-family subdivisions that are fully developed with homes. To the east at Rodney Parham-Markham intersection is a commercial center, with restaurants, office building and post office. This is an Arterial-Arterial intersection. West of the site at the Rodney Parham – Reservoir Road intersection is a large commercial center with restaurants and a church. This location too is an Arterial-Arterial intersection. Rodney Parham Road is a minor arterial. The function of a minor arterial is to move vehicles around the City not to provide access to adjacent land. It is important that developments along Rodney Parham Road be designed to limit access and signage which might reduce the efficiency of the road to move vehicles. In a developed area with homes fronting a major street, the City is continually pressured to allow the conversion of the residential to non-residential uses. The City policy is not to line major roads with retail or non-residential uses. This is to discourage some of the negative affects on the street of such uses lining them. It should be noted that there have been several request along Markham, to the south and west to convert homes to office uses. One home to the east adjacent to an Office building at the Markham-Rodney Parham Road intersection was June 22, 2006 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: LU06-02-03 4 converted from a home to an office use. The City policy does not recognized that just because a home is on a major street it can no longer be residential. For that matter there are many homes on Cantrell Road, Markham and other main roads in Little Rock. Based on a review of the structures in the area, there does appear to be demand for office space in the area. There are not a large number of vacant office structures or space. However the homes in the area are also in good condition and there does not appear to be a single-family vacancy or abandonment issue in this area. Thus there is demand for both uses in the area. The only reason given to make a change is that the current owners of the property would like to use it for an office. There is no non-residential use adjacent to this site, zoned or land use. NEIGHBORHOOD COMMENTS: Notices were sent to the following associations: Pennbrook/Clover Hill Property Owners Association, and the Santa Fe Heights and Treasure Hills Neighborhood Associations. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (JUNE 22, 2006) Walter Malone, Planning Staff reviewed the existing use pattern and Land Use Plan. This is a developed area in which there is demand for both single-family and office. Staff does not see a justification to change the Plan. Ms. Donna James presented the related Planned Zoning District request. See item 24.1 for a full meeting summary. A motion for approval was made. By a vote of 0 for 9 against the Land Use Plan Amendment was denied. June 22, 2006 ITEM NO.: 24.1 FILE NO.: Z-8054 NAME: Denman Short-form PD-O LOCATION: Located at 2 Northbrook Circle DEVELOPER: RRR Properties 614 North Ash Street Little Rock, AR 72205 ENGINEER: AM Architects, Inc. 401 Main Street North Little Rock, AR 72114 AREA: 0.31 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: General and Professional Office and Single-family VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: RRR Properties, LLC the owner of 2 Northbrook Circle, is requesting a rezoning for this property from Single-family to Planned Office Development to allow an existing single-family structure to be converted to an office use for a Certified Public Accountant. The firm employees six (6) persons and the normal hours of operation are from 8:00 am to 5:00 pm. The firm does not solicit refund anticipation customer, loan business or use banners for advertisement. The existing house will remain in tact as a residence, with the addition of a wall between the living room and the dining room, and the addition of concrete paving at the west side for parking of cars. The parking lot will be shielded from the neighbors and Rodney Parham with a fence and landscaping. The sign will be June 22, 2006 SUBDIVISION ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8054 2 matching red brick and located towards the intersection of Northbrook and Rodney Parham. The sign will also have built in planter boxes for flowers. The firm will employ a total of six (6) persons at this location, with three (3) clients on site at any one time. The employee parking will be at the paved area to the west of the residence, and the clients will use the existing drive and covered parking on the east side of the residence. The house will retain its residential appearance and in the case of the business moving out, only residential uses of the property will occur. B. EXISTING CONDITIONS: The site contains a single-family home accessed from Northbrook Circle. There are single-family uses located to the east, across Rodney Parham Road, to the south and west. There is a church located to the north, also across Rodney Parham Road located on a large tract. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several information phone calls and a number of phone calls in opposition of the request from area residents. The Penbrook/Clover Hill Property Owners Association, the Santa Fe Heights Neighborhood Association, the Briarwood Neighborhood Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Rodney Parham 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. Show centerline of Rodney Parham Road to determine extent of dedication. 2. Drivers exiting the proposed sight will require at least 445 feet of intersection site distance for left-turn maneuvers and 385 feet for right- turn maneuvers (based on 2001 Green Book). Since these distance requirements are not provided the driveway location has insufficient site distance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. June 22, 2006 SUBDIVISION ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8054 3 SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office District for a professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. Master Street Plan: Rodney Parham Road is shown as a Minor Arterial, with Northbrook Circle a Local Street on the plan. A Minor Arterial is designed to provide connections to and through the urban area, with a primary function to move traffic not provide access to adjacent properties. A Local Street is to provide access to adjacent properties; movement of vehicles is a secondary function. There are no plans at this time to make further street improvements to either roadway. As a result of this application additional right-of-way or widening may be requested. Bicycle Plan: There are no Bike routes shown on the City Master Bike Plan adjacent to the area under review. The closest route is proposed to be along Brushy Flat Creek to the west. City Recognized Neighborhood Action Plan: The site is within the area covered by the West Markham Neighborhoods Plan. The Plan does not address the issue of converting a single-family house to non-residential. However it does call to ”Limit expansion of non-residential development to areas shown as non-residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity.” The Plan also recommends repair and replacement of sidewalks along Arterials (Rodney Parham Road). June 22, 2006 SUBDIVISION ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8054 4 Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. An average of nine-foot (9) wide land use buffer is required to separate this proposed development from the residentially zoned property on the northern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 3. The property to the north and 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 southern perimeter of the site. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were concerns with the proposed site plan. Staff stated the drive along Rodney Parham Road did not appear to allow sufficient sight distance and requested the applicant provide verification of the sight distances required to meet the 2001 Green Book standards or remove the indicated drive. The applicant questioned access to the proposed parking area. Staff stated it was possible a drive could be extended along the rear property line to connect to the proposed parking area. Staff also requested details of any proposed fencing, proposed signage and stated any site lighting must be low level and directed downward and into the sight not spilling over to the adjoining single-family properties. Landscaping comments were addressed. Staff stated a minimum 9-foot landscape use buffer was required along the western and northern perimeters. Staff stated screening would also be required along these property lines as well. 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 has submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated details of the proposed signage, the dimensions for all building setbacks for the property lines and indicated the placement of screening consisting of either a six (6) foot fence or dense evergreen plantings along the rear perimeter of the site. June 22, 2006 SUBDIVISION ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8054 5 The revised site plan indicates the relocation of the proposed drive accessing the parking area located along the western perimeter of the site. The proposed drive will be extended from the existing driveway along the rear of the structure with a 12-foot driving lane to serve a new parking area containing four (4) parking spaces. The site plan indicates the addition of two (2) parking spaces adjacent to Northbrook Circle extending from the existing driveway. The employee parking will be the paved area to the west of the residence, and the clients will use the existing drive and covered parking on the east side of the residence. The proposed development would typically require the placement of four (4) on site parking spaces to serve an office development based on the square footage of the residence. Based on the number of employees the minimum parking required would be seven (7) to nine (9) parking spaces to serve the employees and a limited number of clients. The site plan indicates the placement of a single sign located within the front yard area of the site. The sign will be matching red brick and located towards the intersection of Northbrook and Rodney Parham. The sign will also have built in planter boxes for flowers. The sign has been indicated as a maximum of five (5) feet in height and thirty-eight (38) square feet in area. The proposed signage is consistent with signage allowed in office zones. The hours of operation are proposed from 8:00 am to 5:00 pm Monday through Friday. No more than three (3) customers are expected to be on site at any one time. According to the applicant the firm does not solicit refund anticipation customer, loan business or use banners for advertisement. The house will retain its residential appearance and in the case of the business moving out, only residential uses of the property will occur. The existing house will remain in tact as a residence, with the addition of a wall between the living room and the dining room, and the addition of concrete paving at the west side for parking of cars. The parking lot will be shielded from the neighbors and Rodney Parham with a fence and landscaping. Staff is not supportive of the applicant’s request. The proposed development is not consistent with the City’s Future Land Use Plan and is located in an area identified as single-family on the Future Land Use Plan. There are areas identified for non-residential use located at the intersections of West Markham and Rodney Parham Road and Rodney Parham Road and Reservoir Road. On the current agenda there is a request to change the Future Land Use Plan for this site from Single-family to Suburban Office which staff does not support. Staff feels the rezoning of this site for an office use is not appropriate. The request is inconsistent with the City’s Future Land Use Plan which staff feels should be maintained. Staff feels this site should be maintained as residential to protect the single-family homes located in the area both along Rodney Parham Road and Northbrook Circle. June 22, 2006 SUBDIVISION ITEM NO.: 24.1 (Cont.) FILE NO.: Z-8054 6 I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Neil Denman addressed the Commission on the merits of his request. Mr. Denman stated the demand for office and residential in the area were limited. He stated the building was not acceptable as a residential use. He stated the volume of traffic on Rodney Parham Road was 16,000 cars per day. He stated to allow an office use within a residential neighborhood did not destroy the fabric of the neighborhood. He stated the Heights/Hillcrest and Park Hill were all examples of residential and non-residential uses locating adjacent to each other with limited impact. He stated the desire was to maintain the image of the structure as a residential unit and add amenities to the site to enhance to property. He stated there were a limited number of customers which accessed his business. He stated on the previous day there were six customers who came into his business. He stated his desire was not to move west but to provide in-fill development for the area. Ms. Mollie Irvin addressed the Commission in opposition of the request. She stated the home was located in a curve and across from a church. She stated the area was a neighborhood and the residents were not in favor of opening the door to non-residential development. She stated she did not see the conversion of the home as a good fit for the neighborhood. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the area was a very strong residential area within the City and offered homes at a reasonable price. She stated the homes in the area were well maintained and were worth preserving. She stated in her opinion to rezone the site would be spot zoning on this four lot street. Mr. Denman stated the project should be judged on the merits of the request. He stated the area was very busy and heavily traveled. He stated he did not feel the site suited for a residential unit. A motion was made to approve the request. The motion failed by a vote of 1 ayes, 8 noes and 2 absent. June 22, 2006 ITEM NO.: 25 FILE NO.: Z-8055 NAME: Woodlawn Hills Short-form PD-R LOCATION: Located on the Westward Extension of Forest Maple Court DEVELOPER: Spillway Homes, LLC 43 Prospect Trail North Little Rock, AR 72218 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 2.589 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single- family Residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family Residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant is proposing to subdivide a 2.6 acre tract of residentially zoned property which was previously indicated as two residential lots into ten (10) single-family residential lots and to replat two (2) existing single-family lots through the Planned Residential Development process. The new development would be served by the extension of a new private street consisting of 26-feet of right-of-way and pavement. The new lots are proposed with a minimum lot width of 50-feet and a minimum lot depth of 110-feet. The average lot size proposed is 6,100 square feet with a minimum proposed lot size of 5,500 square feet. June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8055 2 B. EXISTING CONDITIONS: The site is wooded with single-family residences located to the north, south and west in an established single-family subdivision. Forest Maple Court is a short residential street extending from Sam Peck Road. Forest Maple Court appears to be constructed to Master Street Plan standards with curb and gutter. No sidewalk is in place. The residential structures located within the proposed development area appear compatible with structures in the area both in size and maintenance appearance. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents, many indicating opposition to the request. The Pleasant Forest Property Owners Association, the Piedmont 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: 1. A minimum 45 feet right-of-way must be provided with a 24 feet wide street. The cul-de-sac must be designed with a minimum 40 foot radius of pavement and 50 foot radius right-of-way. 2. Existing homes are to close to proposed road. Homes must be located to at least 10 feet from the right-of-way. 3. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to the street with the planned development. 4. A Sketch Grading and Drainage Plan must be submitted to staff for review showing flow through drainage as well as details of drainage from the development and detailing conditions of proposed and existing ditches per Section 29-186 (e). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Drainage ditch on the east must be platted within an easement. 8. 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. June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8055 3 9. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extension and 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 water main and hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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 River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development – Residential. The request is consistent with the Land Use Plan. June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8055 4 Master Street Plan: Forest Maple Court is shown as a Local Street on the Master Street Plan, may require dedication of right-of-way, and will require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: There is not a bike route in the immediate vicinity. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal: “to conserve and improve the natural environment for this and future generations so that it will sustain life, maintain health, and provide an improved quality of life” has this objective relevant to this case: “Preserve and maintain existing greenways and open spaces in the neighborhood.” The Residential Development Goal: “To promote and integrated community structure and design that provides a unique, healthy, and safe urban living environment” has this objective relevant to this case: “Develop Neo-traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependent on automobiles), in areas that have not yet developed.” Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) Mr. James Dreher was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff stated they had a concern with the placement of the roadway so near the existing homes. Staff suggested the developers remove one or both the homes and redesign the street to allow for adequate separation between the homes and the future roadway. Staff also stated residential unit density guidelines for single-family development for a planned residential development was four units per acre according to typical ordinance standards. Staff requested Mr. Dreher provide the total of both public and private green space. Public Works comments were addressed. Staff stated the existing homes must be located a minimum of ten (10) feet from the proposed curb. Staff also stated a minimum of 24-feet of pavement should be provided to serve the new homes. Staff stated a sketch grading and drainage plan was required prior to construction and the City’s storm water detention ordinance would apply to the development of the site. Staff stated there were no landscaping or buffering requirements since the development was single-family in nature. June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8055 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 June 1, 2006, Subdivision Committee meeting. The applicant has redesigned the entrance to the development indicating the removal of one of the existing homes to allow adequate separation between the proposed drive and the new homes. The applicant has also indicated the total area of both public and private green space and indicated the total buildable area for each of the proposed lots. The minimum lot area proposed is 4,959 square feet and the maximum lot area proposed is 6,151 square feet with an average lot size of 50-feet by 122-feet or 6,100 square feet. The minimum buildable area is 2,264 square feet with the maximum buildable area proposed 3,240 square feet. Private open space ranges from 2,695 square feet to 3,211 square feet. Common usable open space is contained within a 20-foot buffer located to the north and a 15-foot buffer located to the south which represents approximately 11,879 square feet of open space or 13.6 percent of the development. The site plan indicates the placement of a maximum building footprint and allows a minimum of a twenty-five foot front building line, five foot side yard setbacks and a fifteen foot rear yard setback. Tracts are shown along the northern, western and southern perimeters to act as buffer zones and drainage and utility easements. The proposed development exceeds density guidelines for single-family development per the typical ordinance standard for planned residential zoning districts. The guidelines typically allow a density not greater than four (4) units per acre. The development is proposed at a density of 4.6 units per acre. This includes the land area of the existing homes. The site plan indicates the placement of a new private street with 26-feet of pavement from back-of-curb to back-of-curb. A 40-foot cul-de-sac radius is being proposed. The street will be approximately 310 linear feet. The street will be constructed with curb and gutter. The street is being developed per the minor residential street standard therefore, no sidewalk is proposed. Staff is supportive of the proposed request. The applicant is proposing the replatting of two (2) existing lots and two (2) previously identified tracts to allow June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8055 6 the construction of new single-family homes. The developers have indicated the proposed building footprints which would allow construction of homes ranging in size from 2,264 square feet to 3,240 square feet on a single level. Although the area is developed with single-family homes on larger lots staff feels the introduction of the new units with smaller lots would allow alternatives for housing in the area. The recent trend has been patio home developments which typically are constructed with smaller land areas filling the site with house and leaving less yard area. This type development does not appear to have negatively impacted adjoining properties in other parts of the City. Staff feels the development of the site with a greater density than typically allowed, 4.6 units per acre, will not adversely impact the area. The site plan indicates adequate green space both public and private to meet the typical minimum ordinance standard. Staff feels this type development will offer options for potential homeowners who wish to locate in the area. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. James Dreher addressed the Commission on behalf of the applicant. He stated the developers were proposing to develop the site as an in-fill development. He stated the homes were proposed with a minimum of 2,200 square feet. He stated the developer was also the builder and would construct the homes in a manner that would blend with the existing homes in the area. Dr. Beverly Lynn-Cook addressed the Commission in opposition of the request. She stated the reason she purchased her home was for the large back yard and the green space abutting her home. She stated the development would destroy the green space and increase traffic on the already burdened roadways. She stated the density of the homes was out of touch with the existing neighborhood. She stated there was a concern with the developers leveling a home to construct a new street to serve the development. Ms. Gail McRae addressed the Commission in opposition. She stated the development was proposed as park land when the subdivision was developed. She questioned if the June 22, 2006 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-8055 7 water department had reviewed the request. She stated the area had a problem with water pressure. She stated the applicant had indicated the homes would be 2,200 square feet but there was no Bill of Assurance to ensure the minimum square footage of the homes. Ms. Wendi Holzknecht addressed the Commission in opposition of the request. She stated the reason for moving into her home was to move into an established neighborhood. She stated with an established neighborhood one would know the traffic pattern in the area. She stated she felt the area should be preserved as a green space. Ms. Melinda Johnson addressed the Commission in opposition of the request. She stated she was told by the land developers the site would be preserved as a green space and not developed when she bought her home. She stated the density of the development was too intense for the area. She stated the earthen drainage ditch was located adjacent to her back yard and the proposed discharge would be in her back yard. She stated the site would be developed with two acres of concrete and homes and she was concerned with drainage in the area once developed. She stated she was not oppose to single-family if developed consistent with the current zoning. Ms. Paula Pattenge addressed the Commission in opposition of the request. She stated it was difficult for persons with jobs to participate in the public hearing process. She stated the notice sent to the residents stated the incorrect time and she felt there were a number of residents who were confused as to the time of the hearing. She requested the Commission deny the request and maintain the integrity of the neighborhood. She stated her reason for being at the hearing was to support the residents of the neighborhood in opposing the request. Mr. Dreher stated the development was meeting the minimum requirements for green space and landscaping. He stated developer was providing two tracts within the development to act as additional buffer areas. He stated the developers purchased two homes to allow the extension of the roadway to serve the new homes. He stated the minimum square footage of the homes, heated and cooled space, would be 2,232 square feet constructed on a single story. He stated the homes would be constructed of similar style as the existing homes in the neighborhood. The Commission questioned the allowable density of single-family. Staff stated the allowable density was one to five units per acre but as a part of the PUD ordinance section a maximum density was set at four units per acres. The Commission questioned why the application was not filed as a subdivision application. Staff stated the lot widths and lot areas did not meet the typical minimum requirements for R-2 zoned property. A motion was made to approve the request. The motion failed by a vote of 1 ayes, 8 noes and 2 absent. June 22, 2006 ITEM NO.: 26 FILE NO.: LU06-10-02 Name: Land Use Plan Amendment - Boyle Park Planning District Location: West of John Barrow, south of Kanis Road Request: Mixed Office Commercial to Commercial Source: Ross Merkling, CEI Engineering PROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Mixed Office Commercial to Commercial. Commercial represents a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. An accompanying request to reclassify the property Planned District Commercial for a Sonic Drive-in Restaurant has been filed. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area to the north. With these changes, the entirety of the Mixed Office Commercial area north of the church to the node at Kanis- John Barrow Road would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is vacant and wooded currently zoned O-3 General Office and is 4.6 acres ± in size. The expanded area is vacant wooded and zoned O-3. North of the amendment area is zoned C-3 General Commercial and consists of small retail uses and centers. This commercial area includes area around the John Barrow-Kanis Road intersection and is mostly developed. Some land in the southeast section of the intersection remains wooded and undeveloped. East of the application area is R-5 Urban Residential and is an apartment complex. Beyond this to the east is R-2 Single Family land currently vacant and wooded that is currently under development. South of the amendment area is a Church zoned R-2 Single Family, O-1 Quiet Office and O-3 General Office land that is vacant. Some is wooded and some of the land is partial cleared. A small area of R-2 is to the southeast with homes. To the west is R-5 zoning with an apartment complex; southwest is O-3 and Planned Office Districts with medical related uses and a public library. This is a partial developed section of the City. June 22, 2006 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: LU06-10-02 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: January 10, 2006, a change from Single Family to Transition to allow for future development. The site was along the south side of Kanis Road, east of Michael. This is a half-mile to the east of the application area. October 4, 2005, a change from Mixed Office Commercial to Commercial to allow for future development. The site was just east of John Barrow Road on the south side of Kanis Road. This is northeast of the application area. July 13, 2004, a change from Office and Single Family to Mixed Use to more accurately reflect the existing zoning and land use pattern. The site was along the north side of Colonel Glenn Road between Whitfield and Stanus. This is over a mile to the southeast of the application area. January 20, 2004, a change from Mixed Use to Commercial to more accurately reflects the existing zoning and land use pattern. The site was along the south side of Colonel Glenn Road between Cobb and Walker. This is over a mile to the southeast of the application area. November 4, 2002, a change from Commercial, Single Family, Multifamily and Office to Mixed Office Commercial, Office, Multifamily, Commercial and Low Density Residential to more accurately reflect the existing land use and zoning pattern. The site is between I-630 and Kanis Road, east of John Barrow Road. This is to the northeast of the application area. The Land Use Plan shows this area of Mixed Office Commercial. Commercial is shown to the north around the John Barrow-Kanis Road intersection. To the northeast is an area of Mixed Office Commercial. To the east is a Multifamily area followed by a large area of Single Family. West of the amendment area is shown for Multifamily with Mixed Office Commercial surrounding this to the northwest and south. South of the application area is a Public Institutional area followed by Single Family and Office areas. MASTER STREET PLAN: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right- of-way and street improvements may need to be made at the time of development. June 22, 2006 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: LU06-10-02 3 BICYCLE PLAN: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class II Route along 28th Street to the south. PARKS: The Little Rock Parks and Recreation Master Plan indicates the site is within 8- blocks of a public or private open space or recreation area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job-generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. ANALYSIS: The site is wooded and vacant with a zone of O-3 General Office. There is a small commercial center to the north with shops; beyond this is commercial zoning and land use surrounding the Kanis Road-John Barrow Road intersection. Both to the east and west (across John Barrow Road) are apartment complexes. The land further to the west is wooded and zoned R-2 single Family. This land is currently underdevelopment for a large single-family subdivision. To the south is a church and small subdivision. Beyond this is vacant mostly wooded O-3 land. John Barrow Road is an Arterial. Arterials are functionally to move vehicles and goods in and through the city not to provide access to adjacent properties. Traffic counts indicate volumes of 18200 vehicles per day from 2004 for John Barrow Road. Any use along John Barrow Road should be designed to limit or prevent direct access to John Barrow Road to facilitate its function. The most recent construction is to the north. At the intersection a former commercial structure was removed and a new commercial building was built for a ‘tobacco store’ and across John Barrow a liquor store was constructed. To the June 22, 2006 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: LU06-10-02 4 south along the west side of John Barrow a new public Library has been added on a 10-acre tract. The other existing commercial structures have a good occupancy rate. Most of the office construction has been along Kanis Road to the west of this site. This construction has tended to be medical in nature and near the Baptist Hospital campus on Kanis Road. As noted early the infrastructure is being constructed for a new single-family subdivision to the east of this site. While these additions have been steady they have occurred at a gradual rate. As mentioned, there is an existing multifamily apartment complex adjacent to the east. A commercial use (hours of operation, outside activities, traffic areas, waste disposal issues and signage, etc.) could be detrimental. A change from Mixed Office Commercial to Commercial could allow future uses which could result in negative impacts on the existing residential development. The existing Land Use classification would allow some commercial development using the Planned Zoning District with Office uses. Through this review the City could attempt to eliminate any negative impacts on the existing development. There are existing commercial uses to the north of this site. With the current Land Use designation staff has indicated that some commercial use of this site could be appropriate. With a church to the south and apartments to the east and west, design and the type of commercial uses could be significant. Careful design and consideration of the appropriate types of commercial is important. With a change to Commercial the City would not be in a position to attempt to address these issues. Mixed Office Commercial does not allow a completely commercial development. Staff is not necessarily apposed to a one hundred percent commercial development along this portion of John Barrow Road, if access, signage and other issues can be worked out. Therefore staff cannot support a change to Commercial, however a change of the front (western) half to Mixed Use could be supported by Staff. This would continue the possibility of some office and also allows for closer review of the proposed future development of the site. NEIGHBORHOOD COMMENTS: Notices were sent to the following associations: Twin Lakes B Prop. Owners Association, as well as Brownwood Terrace, John Barrow and Twin Lakes "A" Neighborhood Associations. Staff has received no comments from area residents. June 22, 2006 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: LU06-10-02 5 STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. A change to Mixed Use for the front (western) half of the site can be supported. This alternate change would better protect the existing adjacent uses. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The application was placed on consent agenda to July 6, 2006. With a vote of 10 for, 0 against the consent agenda was approved. June 22, 2006 ITEM NO.: 26.1 FILE NO.: Z-8056 NAME: Sonic Restaurant – John Barrow Road Short-form PCD LOCATION: Located at 1619 John Barrow Road DEVELOPER: Sonic Corporation 300 Johnny Bench Drive Oklahoma City, OK 73104 ENGINEER: CEI Engineering Ross Merking 3317 S.W. “I” Street Bentonville, AR 72712 AREA: 5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: General and Professional Office Uses PROPOSED ZONING: PCD and O-3, General Office District PROPOSED USE: Drive-in restaurant and Future development VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The request is to rezone approximately one (1) acre of this five (5) acre lot from O-2 to PCD to allow the creation of a separate lot for the development of a restaurant with drive-in facilities. The proposal includes the construction of a 1,557 square foot Sonic Restaurant. The facility is proposed with outdoor dining consisting of eight to ten tables located along the street side of the building. The site plan also includes the placement of twenty (20) drive-in stalls along the south side of the building in two (2) locations each covered with a canopy. Seven parking spaces have been indicated on the site plan with six parking spaces indicated for future development. June 22, 2006 SUBDIVISION ITEM NO.: 26.1 (Cont.) FILE NO.: Z-8056 2 B. EXISTING CONDITIONS: The site is a part of a larger five acre lot which is wooded with the property to the north sloping from north to south. This portion of the site is comparatively flat related to the overall site. There is a church located to the south. Of the overall larger tract the areas to the north and east are not a part of the current application request and will remain undeveloped and wooded. A preliminary plat will subdivide the five acres, creating a one acre lot for the proposed Sonic Restaurant. There is a multi-family development located to the east and commercial uses located to the north of the large tract. Across John Barrow Road is also a multi-family development. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents, many indicating support of the request. The John Barrow Neighborhood Association, the Brownwood Terrace Neighborhood Association, the Penbrook/Clover Hill 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: 1. John Barrow 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. All driveways shall be concrete aprons per City Ordinance. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. 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. 8. Per City code, crossover lane must be relocated at least 75 feet from right- of-way line. June 22, 2006 SUBDIVISION ITEM NO.: 26.1 (Cont.) FILE NO.: Z-8056 3 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) 379-1817 (Derrick Bergfield) for more information. 10. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on west side of John Barrow Road. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: SHOULD BE ODD NUMBER ADDRESS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 water main extension may be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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 Boyle Park Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial District for a restaurant. A land use plan amendment for a change to Commercial is a separate item on this agenda. Master Street Plan: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from June 22, 2006 SUBDIVISION ITEM NO.: 26.1 (Cont.) FILE NO.: Z-8056 4 activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right-of-way and street improvements may need to be made at the time of development. Bicycle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class II Route along 28th Street to the south. City Recognized Neighborhood Action Plan: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job-generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. An automatic irrigation system to water landscaped areas will be required. 3. An average of eighteen-foot (18) wide land use buffer is required to separate this proposed development from the residentially zoned property on the eastern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 4. An average of nine-foot (9) wide land use buffer is required to separate this proposed development from the residentially zoned property on the southern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. 5. The property to the south and the east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and eastern perimeters of the site. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the days and hours of operation and the proposed hours of the indicated dumpster service. Staff also requested the applicant provide the total percentage of building coverage, the total area designated to landscaping and the total area covered with parking. June 22, 2006 SUBDIVISION ITEM NO.: 26.1 (Cont.) FILE NO.: Z-8056 5 Public Works comments were addressed. Staff stated the proposed driveway was a concern. Staff stated based on the design of the driveway proper turning movements were not allowed. Staff stated they felt this could potentially cause conflicting traffic movements on the site as well as the adjoining property. Staff also stated the width of the driveway should not exceed 36-feet in width. Landscaping comments were addressed. Staff stated compliance with the City’s Landscape and Buffer Ordinance was required. Staff stated buffering would be required along the southern perimeter where abutting residentially zoned property. Staff stated a minimum of seventy (70) percent of this buffer area was to remain undisturbed. The applicant questioned if a variance could be sought to allow grading within the buffer area. Staff stated the Planning Commission as a part of the approval process could approve the 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. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the days and hours of operation, the proposed hours of the indicated dumpster service, the total percentage of building coverage, the total area designated to landscaping and the total area covered with parking. The driveway has also been extended to facilitate traffic movement with the site located to the north, when developed. The hours of operation are Sunday through Thursday from 6 am to 12 am and Friday and Saturday from 6 am to 2 am. The dumpster hours of service are indicated from 6 am to 12 am daily. The total site is 43,486 square feet and the building will consume 1,557 square feet. The total area designated for paving is 23,258 square feet and the area designated for landscaping is 18,671 square feet. A total of 840 square feet of outdoor dining is proposed. The site indicates the placement of twenty (20) drive-in stalls and seven (7) surface parking stalls. A second phase indicates the addition of six (6) surface parking stalls should additional parking become necessary. The 840 square feet of outdoor dining requires eight on-site parking spaces. The proposed Phase II parking must be constructed with the Phase I portion of the development to provide parking for employees and the outdoor dining area. June 22, 2006 SUBDIVISION ITEM NO.: 26.1 (Cont.) FILE NO.: Z-8056 6 The applicant has indicated shrubs will be planted along the southern property line to assist in providing a noise barrier between the adjoining church and the new restaurant. The volume of music will be lower during church service and according to the applicant the gymnasium is located adjacent to the restaurant which will also act as a sound barrier. A single pylon sign is proposed in the front yard area not to exceed 36-feet in height and 110 square feet in area. Building signage is proposed along the front of the building not to exceed 18-square feet in area. The indicated signage is consistent with signage typically allowed in commercial zones. The site plan indicates an automatic irrigation system will be installed to water landscaped areas and plant materials will be installed per minimum ordinance requirements. The applicant is requesting to grade the entire southern perimeter of the site removing the required 70 percent undisturbed buffer. A retaining wall is required in this location and the removal of the buffer is necessary to allow reasonable grading and to allow proper drainage for the site. The site plan indicates a 12.5 foot setback from the paving to the property line in this area. According to the applicant shifting the building to the north to allow the required buffer is not an option due to increased grades along the northern perimeter. Staff is supportive of this request. The revised plan extends the drive from John Barrow Road to allow the crossover point at 75-feet. According to the applicant this will facilitate traffic movements within the site and allow for reduced conflicts when the site to the north is developed. The proposal includes the subdivision of this existing lot to allow a four acre parcel and a one acre parcel. The four acre parcel will be maintained by the current owners with the one acre parcel being sold to the potential restaurant developers. Staff is supportive of this request. The indicated lots sizes are more than adequate to meet the typical minimum standards for office and commercial zoned property. Staff recommends the applicant provide the required platting documentation to staff within 60 days of approval by the Board of Directors. Staff is supportive of the applicant’s request. Staff feels the applicant has done a good job in minimizing the impacts of the proposed development on adjoining properties. Although the site plan indicates the removal of the required buffer along the southern perimeter the applicant has indicated the buffer will be replanted with shrubs and trees to protect the adjoining church property. The applicant has also indicated the new restaurant will be sensitive to the adjoining church and their activities by reducing the volume of their music during church services and activities. To staff’s knowledge there are no outstanding issues June 22, 2006 SUBDIVISION ITEM NO.: 26.1 (Cont.) FILE NO.: Z-8056 7 associated with the request. Staff feels the proposed development will be an asset to the community and should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the requested preliminary plat and proposed PCD for Sonic Restaurant subject to compliance with the following conditions: 1. Comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. 2. All parking including the Phase II parking must be constructed in Phase I. 3. The applicant lower the volume of outdoor music played through the speaker system during church service and church events. 4. Staff recommends the applicant provide the required platting documentation to staff within 60 days of approval by the Board of Directors. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item indicating the applicant was requesting a deferral of the item to the July 6, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to approve the By-law waiver. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Jeff Yates). A motion was made to approve the deferral request. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Jeff Yates). June 22, 2006 ITEM NO.: 27 FILE NO.: S-1432 NAME: Stagecoach Crossing Addition Time Extension LOCATION: Located on the Southeast corner of Stagecoach Road and Baseline Road DEVELOPER: D2H 3200 South Shackleford Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 7.46 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: A variance to allow reduced driveway spacing along Stagecoach Road and Baseline Road. BACKGROUND: The Little Rock Planning Commission reviewed and approved a preliminary plat on June 3, 2004, which allowed the subdivision of this 7.460-acre tract into three non-residential lots. The lots were zoned C-3, General Commercial District. The applicant indicated the lots would range in size from 1.11 acres to 3.26 acres. The applicant indicated a 35-foot platted building line adjacent to Stagecoach and Baseline Roads. A portion of the plat area lies within the floodway. The applicant indicated a dedication of a 25-foot floodway easement as required by City ordinance. A. PROPOSAL/REQUEST: The applicant submitted a request dated May 15, 2006, requesting a one (1) year time extension of the previously approved preliminary plat. Per Section 31-94(e) a preliminary plat approved by the Planning Commission shall be effective and June 22, 2006 SUBDIVISION ITEM NO.: 27 (Cont.) FILE NO.: S-1432 2 binding upon the commission for two (2) years from the date of approval or as long as work is actively progressing, at the end of which time the final plat application for the subdivision must have been submitted to the planning staff. Any plat not receiving final approval within the period of time set forth herein or otherwise conforming to the requirements of the chapter shall be null and void, and the developer shall be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and the chapter. The planning commission may extend the original approval, for a period not to exceed one (1) additional year, when it can be demonstrated that there are no changes in the plat design or neighborhood that warrant a complete review. B. EXISTING CONDITIONS: The site is undeveloped and tree covered. Baseline Road is constructed as a four-lane roadway with a center turn lane adjacent to the site. Stagecoach Road is also constructed as a four-lane roadway with a center turn lane adjacent to the site. Other uses in the area include commercial uses at the northwest and southwest intersection of Baseline Road and Stagecoach Road. There is an office use located to the north of the site and a single-family home is located to the south of the site. C. ANALYSIS: Staff is supportive of the applicant’s request. The applicant has indicated additional time is necessary to complete on-going negotiations with several parties who are interested in contracting to build on the property. Staff feels the request is a reasonable request. In staff’s opinion there are no changes in the plat design or neighborhood that warrant a complete review. D. STAFF RECOMMENDATIONS: Staff recommends approval of the applicant’s request for a one (1) year time extension of the approved preliminary plat. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant’s request for a one (1) year time extension of the approved preliminary plat. There was no further discussion of the item. A motion was made to place the item on the consent agenda for approval of the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 28 FILE NO.: LA-0007 NAME: I-430 & Col. Glenn – Southwest Timber Harvest LOCATION: Southwest corner of I-430 & Colonel Glenn Road APPLICANT: Glenn Ridge Crossings, LLC. APPLICANT AGENT: Steve Hockersmith AREA: Approximately 54 acres CURRENT ZONING: Unknown VARIANCES/WAIVERS REQUESTED: Conduct land alteration activities, harvest timber, with construction not being imminent as required by the Land Alteration Regulations, Sec. 29-186(b). A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to harvest timber on approximately 54 acres located at the southwest corner of I-430 and Colonel Glenn south of the Rave Theater with construction not being imminent. B. EXISTING CONDITIONS: Unknown C. SUBDIVISION COMMITTEE COMMENTS: (JUNE 1, 2006) The applicant was not present. Staff stated no information has been provided except the application. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. D. STAFF RECOMMENDATION: As of time of writing, staff has yet to receive any information pertaining to this variance request. Staff recommends deferral of the request to the August 3, 2006. June 22, 2006 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO.: LA-0007 2 PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated they had not received all the required information pertaining to the variance request. Staff presented a recommendation of deferred of the item to the August 3, 2006 public hearing. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 1 I T E M N O . : 2 9 F I L E N O . : L A - 0 0 0 8 NAME: I-430 & Col. Glenn – Northwest Timber Harvest LOCATION: Northwest corner of I-430 & Colonel Glenn Road APPLICANT: Col. Glenn Bowman Road Dev I, LLC. APPLICANT AGENT: Steve Hockersmith AREA: Approximately 82 acres CURRENT ZONING: Unknown VARIANCES/WAIVERS REQUESTED: Conduct land alteration activities, harvest timber, with construction not being imminent as required by the Land Alteration Regulations, Sec. 29-186(b). A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to harvest timber on approximately 82 acres located at the northwest corner of I-430 and Colonel Glenn with construction not being imminent. B. EXISTING CONDITIONS: Unknown C. SUBDIVISION COMMITTEE COMMENTS: (JUNE 1, 2006) The applicant was not present. Staff stated no information has been provided except the application. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. D. STAFF RECOMMENDATION: As of time of writing, staff has yet to receive any information pertaining to this variance request. Staff recommends deferral of the request to the August 3, 2006. April 13, 2006 SUBDIVISION ITEM NO.: FILE NO.: LA-0004 2 PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated they had not received all the required information pertaining to the variance request. Staff presented a recommendation of deferred of the item to the August 3, 2006 public hearing. There was no further discussion of the item. A motion was made to approve the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 22, 2006 ITEM NO.: 30 FILE NO.: 308 NAME: Eagle Hill West Annexation REQUEST: Accept 36.9 acres plus or minus to the City LOCATION: West of Colonel Carl Miller Road, between Baseline and Crystal Valley Roads SOURCE: Randal Frazier, Representative of Owner GENERAL INFORMATION: • The County Judge held a hearing and signed the Annexation Order on April 18, 2006. • The area requested for consideration is mostly wooded with a structure formerly used as an auto-repair facility. • There is one owner. • The site is contiguous to the City of Little Rock on a portion of one side. • The annexation request is to obtain sewer service and other City Services. • The area in question is along the west side of Colonel Carl Miller Road, between Baseline And Crystal Valley Roads. It is a rectangle 1289 feet by 1320 feet with a 525 by 232 foot corner removed. • No islands would be created by this annexation. • Currently the property is zoned Single Family (R-2), however there is a reclassification of this property before the Planning Commission. A Planned Residential District for 312 units and a nine hole golf course has been proposed. Staff has asked that this item be deferred to allow time to further discuss the issues related to this request. The applicant indicated a willingness to allow more time for this discussion to occur. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The application was placed on consent agenda to August 3, 2006. With a vote of 10 for, 0 against the consent agenda was approved.