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pc_09 14 2006sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD SEPTEMBER 14, 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: Gary Langlais Chauncey Taylor Troy Laha Robert Stebbins Jerry Meyer Darrin Williams Jeff Yates Lucas Hargraves Mizan Rahman Pam Adcock Members Absent: Fred Allen, Jr. City Attorney: Cindy Dawson III. Approval of the Minutes of the August 3, 2006 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA SEPTEMBER 14, 2006 OLD BUSINESS: Item Number: File Number: Title A. Z-8007 Energy Master Home Short-form PD-C, located at 20801 Colonel Glenn Road. B. 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. B.1. Z-7500-C Reese Revised Long-form PCD, located North of Cantrell Road, West of Pinnacle Valley Road. C. S-981-C One Source Addition Replat Lot 2, located on the Southeast corner of Chenal Parkway and Kanis Road. D. S-1418-A Stalcup Addition Preliminary Plat, located on the Southeast corner of Taylor Loop Road and Gooch Lane. E. S-1531 Whispering Ridge Subdivision Preliminary Plat, located South of Alexander Road, West of Vimy Ridge Road. F. S-1528 Kroger Subdivision Site Plan Review, located at 8415 West Markham Street. G. Z-4663-C The Shoppes at Montclair Long-form PCD, located at 12226 Kanis Road. H. Z-7837-A Fair Hills Circle Revised Short-form PD-R, located on the Southeast corner of West Markham Street and Fairhills Circle. Agenda, Page Two NEW BUSINESS: I. PRELIMINARY PLATS: Item Number: File Number: Title 1. S-521-O Oxford Valley Phase 7, Preliminary Plat, located on Legion Hut Road and on Courtfield Drive. 2. S-553-D Quail Run Subdivision Replat Lot 17R, located at 34 Pointer Drive. 3. S-867-NNNNNN Chenal Valley Revised Preliminary Plat Phase 25B, located on Vigne Boulevard. 4. S-1534 Burns Replat of Part of the West ½, Tract 17 Gloeckler Acres, located on Doyle Springs Road, South of Rosswood Drive. 5. S-1535 Martin Subdivision Preliminary Plat, located at 8819 Pinnacle Valley Road. 6. S-1536 Sarah-Grace Subdivision Preliminary Plat, located on the North I-30 Frontage Road, just West of Chicot Road. 7. S-1537 The Centre Addition Revised Preliminary Plat, located on the Northwest corner of Colonel Glenn Road and I-430. 8. S-1539 Red Bud Acres Preliminary Plat, located at 6200 Red Bud Lane. II. SITE PLAN REVIEW : Item Number: File Number: Title 9. S-1538 Gateway Towne Center Preliminary Plat and Subdivision Site Plan Review, located on the Northwest corner of I-30 and I-430. 10. S-1540 8622 Chicot Road Subdivision Site Plan Review, located at 8622 Chicot Road. Agenda, Page Three II. SITE PLAN REVIEW : Item Number: File Number: Title 11. Z-3371-R Colonel Glenn Shopping Center Zoning Site Plan Review, located on the Northwest corner of Colonel Glenn Road and I-430. 12. Z-5936-G The Promenade Zoning Site Plan Review, located on the Northwest corner of LaGrande Drive and Chenal Parkway. 13. Z-7131-B Chenal Valley Condominium Zoning Site Plan Review, located on Chenal Valley Drive. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title 14. LU06-02-04 A Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Community Shopping. 14.1 Z-3419-C A Cut Above Short-form PCD, located at 302 North Shackleford Road. 15. Z-4410-B Highway 10 Condominiums Revised Long-form PD-R, located on Cantrell Road, just west of Pleasant Ridge Road. 16. Z-6532-D Lot 6 Chenal Heights Revised Long-form PD-R, located on the Northeast corner of Chenal Heights Circle and Chenal Heights Drive. 17. Z-7603-C 14910 Cantrell Road Short-form PCD, located at 14910 Cantrell Road. 18. Z-7898-A Cross Street Elderly Housing Revised Short-form PD-R, located at 1022 Cross Street. 19. Z-7969-A LaPalapa Revised Short-form PCD, located at 6100 Stones Road and 18321 Cantrell Road. 20. LU06-18-05 A Land Use Plan amendment in the Ellis Mountain Planning District from Single Family to Service Trades District. Agenda, Page Four III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title 20.1. Z-8008-A Alessi-Keyees Short-form PCD, located in the 13300 Block of Lawson Road. 21. Z-8088 1416-1500 Aldersgate Road Short-form PCD, located at 1416 – 1500 Aldersgate Road. 22. Z-8089 Accurate Boring Short-form PD-I, located at 12601-B Alexander Road. 23. LU06-08-03 A Land Use Plan amendment in the Central City Planning District from Multi-family to Single-family. 23.1. Z-8090 Ives Walk Long-form PD-R, located between Cumberland and Rock Streets near 29th Street. 24. LU06-19-06 A Land Use Plan amendment in the Chenal Planning District from Single Family to Suburban Office. 24.1. Z-8091 Flake Short-form PD-O, located on Norton Road, just South of Cantrell Road. 25. LU06-18-04 A Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office to Multi-family. 25.1. Z-8092 Kanis Quad Short-form PD-R, located on the Southwest corner of Kanis Road and White Road. 26. Z-8093 Simmons First National Bank Short-form POD, located at 5000 West Markham Street. 27. LU06-04-01 A Land Use Plan amendment in the Heights Hillcrest Planning District from Office to Mixed Office Commercial. 27.1. Z-8094 Maxton Enterprises Short-form POD, located at 5921 H Street. 28. Z-8095 Garden Homes Addition Short-form PID, located North of 17th Street, between Boyce and Fletcher Streets. Agenda, Page Five IV. OTHER BUSINESS: Item Number: File Number: Title 29. Z-7174 The Cottages in the Pines Long-form PD-R Revocation, located on the West side of Heinke Road approximately 1200 feet South of Johnson Road. 30. LA-0006-A Colonel Glenn Center Clearing and Wall Construction, located West of Talley Road, North of Remington Road. 31. LA-0013 Hockersmith Timber Harvest, located West of I-430 and South of Bowman Plaza Drive. 32. LA-0014 Boen Timber Harvest, located on the Northwest corner of Colonel Glenn Road and I-430. September 14, 2006 ITEM NO.: A FILE NO.: Z-8007 NAME: Energy Master Home Short-form PD-C LOCATION: Located at 20801 Colonel Glenn Road DEVELOPER: Energy Master 20801 Colonel Glenn Road Little Rock, AR 72210 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 4.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential – Non-conforming Heating and Air Conditioning Service and Installation Company and Gun and Ammo Shop PROPOSED ZONING: PD-C PROPOSED USE: Heating and Air Conditioning Service and Installation Company and Gun and Ammo Shop VARIANCES/WAIVERS REQUESTED: 1. A deferral of the Master Street Plan requirements to Colonel Glenn Road. 2. A variance to allow an increased driveway width for the existing drive. A. PROPOSAL: Currently Energy Master Home, Inc. is operating all aspects of this business from the office and warehouse located at 20801 Colonel Glenn Road. The company is a complete heating and air conditioning service and installation company. The company uses blown cellulose, installs vapor barriers and does complete energy audits for customers. The warehouse contains stock items frequently used in daily operations. The hours of operation are from 7:00 am to 5:00 pm Monday through Friday. The company employees eleven persons and maintains nine vehicles. Four of the vehicles September 14, 2006 SUBDIVISION ITEM NO.: A (CONT.) FILE NO.: Z-8007 2 are stored on the site over night with the remaining vehicles driven by employees to their homes. Each of the vehicles typically accesses the site two to three times per day to restock items for job site installation. There is an existing six by five sign located in front of the business along the east side of the driveway. No additional signage is being requested as a part of the application request. There is an existing semi-trailer located on the front parking area used to store the cellulose insulation. The storage is necessary because the material is delivered by the semi-trailer load. The company that supplies the cellulose insulation trades the semi-trailer each time orders are received to eliminate the need for handling the material a number of times. The company is proposing a three to five year building plan beginning with the construction of a 40-foot by 60-foot office building. Soon after completion of the new office building, construction of the covered parking is proposed. After the completion of these two buildings an addition to the existing warehouse is proposed. The long term plan includes the placement of a single-family residence along the southern portion of the site. The owner of the site also operates a gun and ammo shop from the site. The business has been in operation since 2000. The request includes a deferral of the Master Street Plan requirement to Colonel Glenn Road for five years and a variance from Sections 30-43 and 31-210 to allow an increase driveway width for the existing drive. B. EXISTING CONDITIONS: The site currently houses a commercial business with the office located in a converted single-family home. There is a warehouse located along the western perimeter of the site. The site has a significant elevation change sloping upward from Colonel Glenn Road to the south. There are a number of uses in the area including residential and non-residential uses. There are single-family homes located on large tracts, auto sales and auto repair. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The Crystal Valley 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. Colonel Glenn 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. September 14, 2006 SUBDIVISION ITEM NO.: A (CONT.) FILE NO.: Z-8007 3 2. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with the planned development. 3. 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 and be located in the center of the property. 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: Outside the service boundary. No comment. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Approval of the City of Little Rock Planning Department is required prior to water service availability to this property. This property is subject to a special monthly assessment by Salem Water Users P.W.A. which would be due with their water billing. Contact Central Arkansas Water at 377- 1225 for additional information. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. County Planning: 1. Provide a new survey and site plan. The submitted materials are inaccurate. 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 Fourche Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning of this property to Planned Commercial Development to allow an existing September 14, 2006 SUBDIVISION ITEM NO.: A (CONT.) FILE NO.: Z-8007 4 business to expand by the construction of additional buildings for covered parking and a warehouse facility. Since the use is existing, it is a home-based business and there is no significant addition in land area of non-residential use, the proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Colonel Glenn is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on the Arterial. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development City Recognized Neighborhood Action Plan: The 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 street buffer requirement along Colonel Glenn Road should average 46 feet in width, and in no case be less than 23 feet. The proposed plan reflects a building in this area. The structures should be moved south, out of this area. 3. A 16 foot land use landscape buffer is required along the eastern and western perimeters adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Currently, the plan reflects a building proposed within this area. The structure should be relocated out of this area. 4. A 46 foot land use landscape buffer is required along the southern perimeter adjacent to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. Unless, this structure is to be used as a residence. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the southern, eastern and western perimeters adjacent to the residentially zoned property. 6. Additional landscaping may be required in conjunction with any new parking areas. 7. A controlled automatic irrigation system is required for all new landscaped areas. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance September 14, 2006 SUBDIVISION ITEM NO.: A (CONT.) FILE NO.: Z-8007 5 requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) The applicants were present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff questioned the activities currently taking place on the site and questioned the immediate plans for redevelopment of the site. Staff also questioned the number of employees and the days and hours of operation. Public Works comments were addressed. Staff stated street improvements to Colonel Glenn Road would be required per the Master Street Plan. Staff suggested the applicant seek a five (5) year deferral of the improvements which could be supported by staff. Staff stated the existing driveway did not meet ordinance standards. Staff stated the maximum driveway width allowed was 36-feet. Mr. Finkbeiner stated the driveway was 40-feet and was necessary to facilitate large truck maneuvering onto the site. Staff stated a variance for the driveway width would also be supported since the drive was existing. Landscaping comments were addressed. Staff stated screening was required around the perimeters of the site where abutting residentially zoned or used property. Staff stated this would include the future home site area unless the structure would be used solely as a residence. Staff stated a few of the indicated buildings were located within the required land use buffer areas. Staff suggested the applicant relocate the structures away from property lines to allow the buffering as required by ordinance. Mr. Finkbeiner questioned the requirement of a 40-foot building setback around the perimeter of the site. Staff suggested the applicant contact the County directly concerning their comments. Staff stated in some cases the County would relinquish their required setbacks to those required by the zoning ordinance. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter addressing most of the issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has indicated the immediate plans for redevelopment of the site, the number of employees and the days and hours of operation. The applicant has also indicated screening will be provided September 14, 2006 SUBDIVISION ITEM NO.: A (CONT.) FILE NO.: Z-8007 6 around the perimeters of the site to comply with the minimum buffer and landscape ordinance requirements. The company employees eleven persons and maintains nine vehicles. Four of the vehicles are stored on the site over night and the remaining vehicles are driven home by the employees. Each of the vehicles typically accesses the site two to three times per day to restock items for job site installation. There is an office assistant on site during normal business hours. The typical business hours are from 7:00 am to 5:00 pm Monday through Friday. The immediate plan is to construct a 40-foot by 60-foot office building. Soon after completion of the new office building, construction of a covered vehicle parking structure is proposed. After the completion of these two buildings an addition to the existing warehouse is proposed. The applicant has indicated a three to five year build out for completion of the commercial buildings. The long term plan includes the placement of a single-family residence along the southern portion of the site The request includes a deferral of the Master Street Plan requirement to Colonel Glenn Road for five years and a variance from Sections 30-43 and 31-210 to allow an increased driveway width for the existing drive. The applicant has indicated the driveway is existing and the 40 foot driveway width is necessary to accommodate truck traffic entering the site. Staff is supportive of the deferral request and the request to allow the existing drive to remain with a 40-foot opening. Currently Energy Master Home, Inc. is operating all aspects of their business from the office and warehouse located at the site. The company is a complete heating and air conditioning service and installation company. The company uses blown cellulose, installs vapor barriers and does complete energy audits for customers. The warehouse contains stock items frequently used in daily operations. The owner of the site also operates a gun and ammo shop from the site. The gun and ammo business has been in operation since 2000. The office activities for Energy Master Home, Inc. are being conducted from a converted single-family residence located near the northern portion of the property. There is an existing six by five sign located in front of the business along the east side of the driveway. No additional signage is being requested as a part of the application request. There is an existing semi-trailer located on the front parking area used to store the cellulose insulation. The storage is necessary since the material is delivered by the semi-trailer load, which is traded each time orders are received, to eliminate the need for handling the material an increased number of times. Energy Master Home, Inc. has been operating from this site since the early 1990’s. At the time the business was established, the site was located outside the City’s Extraterritorial Planning Jurisdiction. Staff is supportive of the allowance of some expansion of commercial activity on the site but staff has concerns with the degree of expansion the applicant is proposing. The site is shown as Single Family on the City’s Future Land Use Plan. Typically, when existing businesses located within the planning boundary have requested rezoning to allow conformance, staff has supported September 14, 2006 SUBDIVISION ITEM NO.: A (CONT.) FILE NO.: Z-8007 7 the request and not required a Land Use Plan amendment to be filed. In some cases, staff has supported a small degree of expansion of the existing businesses when staff has felt there would not be a significant change in the character of the development or provide a significant impact on the adjoining properties. In staff’s opinion the development as proposed will change the character of the site. Staff feels with the expansion of the warehouse building and the construction of a new office building, the site will no longer appear as a rural residential home site. Staff is not opposed to the rehabilitation of the existing structure for the office use and the construction of the covered parking on the site. The office is currently located on the site in the former home and the vehicles are currently being stored on the site and in staff’s opinion the construction of a structure to allow protection of the vehicles will minimally impact the area. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Mr. Ricky Finkbeiner addressed the Commission on the merits of his request. He stated he was unaware he could provide the Commission with photo’s, petitions and additional information to support his case. Chairman Stebbins asked Mr. Finkbeiner if he would prefer to defer the item to allow him addition time to prepare his presentation. Mr. Finkbeiner questioned if any one had been to the site to view the proposed location for building construction. Staff stated the location of the construction was not the issue. Their concern was the expansion of the non-residential use. Staff suggested Mr. Finkbeiner defer the item to allow addition time for them to meet with him and discuss their opposition and determine if there was an application that would be agreeable to both staff and the applicant. Mr. Finkbeiner stated a deferral was acceptable. The Chair entertained a motion to defer the item to the September 14, 2006, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff continues to feel the expansion of the proposed use at the site is not appropriate. Staff recommends denial of the request to allow an expansion of the proposed use by the construction of the new office building and the construction of the additional warehouse space. September 14, 2006 SUBDIVISION ITEM NO.: A (CONT.) FILE NO.: Z-8007 8 PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was not present. Staff presented the item stating the applicant had submitted a request on September 12, 2006, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s By-laws with regard to the time frame for the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: B 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. STAFF UPDATE: ( A U G U S T 3 , 2 0 0 6 ) Staff has made an initial review of a traffic study. Issues have been raised which the applicant must address prior to Public Hearing. Staff is therefore asking that this item be placed on Consent Agenda for deferral to September 14, 2006. PLANNING COMMISSION ACTION: (AUGUST 3, 2006) The item was placed on the consent agenda for deferral to September 14,2006 By a vote of 9 for, 0 against and 2 absent the consent agenda was approved. September 14, 2006 SUBDIVISION ITEM NO.: B (CONT.) FILE NO.: LU06-01-02 2 STAFF UPDATE: (September 14, 2006) Staff has had no contact from the applicant on this item. Since it has been deferred previously and the inaction by the applicant. Staff recommends this item be withdrawn without prejudice. PLANNING COMMISSION ACTION: (September 14, 2006) The item was placed on consent agenda for withdrawal. By a vote of 10 for and 0 against the consent agenda was approved. September 14, 2006 ITEM NO.: B.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. September 14, 2006 SUBDIVISION ITEM NO.: B.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. STAFF UPDATE: ( A U G U S T 3 , 2 0 0 6 ) The applicant has furnished staff with the requested traffic study. Staff has provided the applicant with their initial comments. The applicant is working to respond to the comments. Staff recommends this item be deferred to the September 14, 2006, public hearing to allow staff and the applicant additional time to review the study and resolve any outstanding issues associated with the request. PLANNING COMMISSION ACTION: (AUGUST 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had furnished staff with the requested traffic study. Staff stated they had provided the applicant with their initial comments. Staff stated the applicant was working to respond to the comments. Staff presented a recommendation of deferral of the item to the September 14, 2006, public September 14, 2006 SUBDIVISION ITEM NO.: B.1 (CONT) FILE NO.: Z-7500-C 3 hearing to allow staff and the applicant additional time to continue to work on resolving the remaining 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 9 ayes, 0 noes, and 2 absent. STAFF UPDATE: The applicant has not contacted staff since the previous public hearing to address staff concerns with the proposed site plan and the provided traffic study. Staff recommends this is item be withdrawn from consideration, without prejudice, to allow the applicant time to resolve the issues remaining with the request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had not contacted them since the previous public hearing to address staff’s concerns with the proposed site plan and the provided traffic study. Staff presented a recommendation the item be withdrawn from consideration, without prejudice, to allow the applicant time to resolve the issues remaining 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 Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: C 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. A. PROPOSAL: A final plat was filed for Lot 2 One Source Addition on February 24, 1995. The site has not developed and the applicant is now proposing to replat this 1.46 acre tract into two commercially zoned lots. Lot 2A is proposed with 0.66 acres and Lot 2B is proposed with 0.80 acres. A 30-foot building setback is being proposed along Kanis Road and an 80-foot building setback is being proposed along Chenal Parkway. A 25-foot common access and utility easement is being proposed along the northern perimeter of the site and a 30-foot common access and utility easement is being proposed along the southern perimeter of the site. With the indicated accesses, each lot will have access to both Kanis Road and Chenal Parkway. The proposed plat indicates the placement of a 10-foot no right of vehicular access easement along the street frontage to eliminate any future access points. B. EXISTING CONDITIONS: The site is vacant with a grouping of trees located at the intersection of Chenal Parkway and Kanis Road. To the east and southeast is a home improvement store. To the west of the site, across Kanis Road, is a shopping center development September 14, 2006 SUBDIVISION ITEM NO.: C (CONT.) FILE NO.: S-981-C 2 containing a grocery store and a number of out-parcels. To the north of the site is a church and vacant property. There is a traffic signal located at the Kanis Road/Chenal Parkway intersection. Street improvements have been completed to Kanis Road along its western boundary adjacent to the shopping center development. There are no sidewalks located along Chenal Parkway adjacent to this site. 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 and all abutting property owners 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. 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. Additionally, 10 feet shall be dedicated measured from the centerline of the right-of- way for a length of 250 feet measured from intersecting right-of-way line with a 150 foot taper. The intersecting right-of-way line shall normally have a radius of 75 to 100 feet. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road and Chenal Parkway including 5-foot sidewalks with the planned development. Additional drainage work maybe required with improvements. Kanis Road and Chenal Parkway intersection should be designed for a WB-60 radius. 4. Plat no access easement along north, west and south property lines. Driveway along east property line should be platted as an access easement. 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. 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. 8. With development, coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. September 14, 2006 SUBDIVISION ITEM NO.: C (CONT.) FILE NO.: S-981-C 3 10. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located on Lot 2B, easement required. Sewer main extension required, with easements, for Lot 2A. 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 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). Existing waterline easements should be shown. (Instrument Nos. 89-18383 and 93-31786) 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: 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 development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide a no-access easement along the roadways to eliminate any future September 14, 2006 SUBDIVISION ITEM NO.: C (CONT.) FILE NO.: S-981-C 4 curb cuts. Staff also requested the applicant provide the zoning classification within the plat area and of abutting properties. Public Works comments were addressed. Staff stated a dedication of right-of-way and street improvements would be required. Staff stated a dedication of right-of-way 45-feet from the centerline would be required along Kanis Road and 55-feet from centerline would be required along Chenal Parkway. Mr. White stated the dedication and street improvements to arterial standard for Kanis Road would be difficult. He stated the lots was originally created when the roadway was designated as a collector street on the Master Street Plan. Staff questioned if the radial dedication and the dedication to Chenal Parkway could be achieved. Mr. White stated he would review the plan and get back with staff on the various options. 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 to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the concerns raised at the June 1, 2006, Subdivision Committee meeting. The applicant has provided a no-access easement along the roadways and the zoning classification within the proposed plat area. The applicant has also indicated dedication of right-of- way per the Master Street Plan for a portion of the frontage for Kanis Road with the remainder of the frontage allowing a 40-foot right-of-way dedication and the placement of a 5-foot sidewalk and utility easement. Staff is supportive of the applicant’s proposal for right-of-way dedication. The request is a replat of an existing commercially zoned lot to allow two lots to be created. Lot 2A is proposed with 0.62 acres and Lot 2B is proposed with 0.71 acres. Both lots have public street frontage but will be served by an existing 25-foot common access and utility easement extending from Chenal Parkway and a second extending from Kanis Road. No new curb cuts are being proposed with the future development of the lots. The applicant is proposing the subdivision to allow future development of the lots. An 80-foot building line has been indicated along Chenal Parkway and a 30-foot building line has been indicated along Kanis Road more than adequate to meet the typical minimum ordinance standards. The site is currently zoned C-3, General Commercial District which requires a 25-foot building setback. September 14, 2006 SUBDIVISION ITEM NO.: C (CONT.) FILE NO.: S-981-C 5 Staff is supportive of the request. To staff’s knowledge there are no outstanding issues associated with the request. Staff does not feel the proposed replat will a significant impact on the area or adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested reduced right-of-way dedication and the allowance of a 5-foot sidewalk and utility easement along a portion of Kanis Road as indicated. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating there were still unresolved issues related to the request. Staff presented a recommendation of deferred of the item to the September 14, 2006, public hearing to allow staff and the applicant additional time to continue to work on resolving the remaining 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 9 ayes, 0 noes, and 2 absent. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the 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 above agenda staff report. Staff also presented a recommendation of approval of the requested reduced right-of-way dedication and the allowance of a 5-foot sidewalk and utility easement along a portion of Kanis Road as indicated on the proposed preliminary plat. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO: D FILE NO.: S-1418-A NAME: Stalcup Addition Preliminary Plat LOCATION: Located on the Southeast corner of Taylor Loop Road and Gooch Lane DEVELOPER: Mike Stalcup 15901 Taylor Loop Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.91 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: A waiver of the required street improvements to Gooch Drive. BACKGROUND: The Little Rock Planning Commission reviewed and approved a preliminary plat for this site on March 11, 2004. The applicant proposed to subdivide an existing parcel into three single- family lots. An existing home was located on Lot 1 and a new home was proposed on Lot 2. Proposed Lot 3 was to be held for future development. Per Section 31-94(e) of the Little Rock Code of Ordinances, a preliminary plat approved by the Planning Commission shall be effective and 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 or otherwise conforming to the requirements of Chapter 31 shall be null and void, and the developer shall September 14, 2006 SUBDIVISION ITEM NO: D (CONT.) FILE NO.: S-1418-A 2 be required to submit a new plat of the property for preliminary approval subject to all zoning restrictions and Chapter 31. A five-year deferral of the Master Street Plan improvements to Taylor Loop Road and Gooch Drive was previously approved. A radial dedication and intersection improvements were required at the time of approval. A. PROPOSAL/REQUEST: The previously approved preliminary plat has expired for the property and the applicant is seeking approval of a preliminary plat to allow the subdivision of 0.91 acres into three (3) single-family residential lots. The lots are indicated containing a minimum lot size of 7,720 square feet (Lot 3) and an average lot size of 8,125 square feet. The request includes a waiver of the required street construction to Gooch Drive. B. EXISTING CONDITIONS: The site contains an existing single-family structure located near the intersection of Taylor Loop and Gooch Drive and a second home has been located on site along the eastern perimeter. The second home was moved from a nearby location and set on the foundation. No additional work has been completed on the structure and the structure is not habitable. Other uses in the area include single-family homes located on acreage. The area to the southeast is currently developing as a single-family subdivision. Immediately east of the site a PD-R for a townhouse development containing 11 units was recently approved. No site work or construction for the development has begun. Both Taylor Loop Road and Gooch Drive are unimproved roadways with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners, the Westchester/Heatherbrae and Charleston Height/North Rahling Road Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Taylor Loop Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. September 14, 2006 SUBDIVISION ITEM NO: D (CONT.) FILE NO.: S-1418-A 3 2. A 20 foot radial dedication of right-of-way is required at the intersection of Taylor Loop Road and Gooch Drive. 3. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to Taylor Loop Road and Gooch Drive including 5-foot sidewalks with the planned development. 4. Lot 1 must take access from Gooch Drive. 5. A 7.5 foot drainage easement should be platted along the eastern property line. The ditch located along the eastern property line should be cleaned prior to final platting. 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lot 2. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. The Little Rock Fire Department needs to evaluate this site to determine whether additional public fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Contact Central Arkansas Water at 377-1225 for additional information. 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: No comment. Landscape: No comment. September 14, 2006 SUBDIVISION ITEM NO: D (CONT.) FILE NO.: S-1418-A 4 G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) Mr. Mike Stalcup was present. Staff presented an overview of the proposed preliminary plat indicating the Commission had approved a plat request for the site which had expired. Staff stated once the plat expired the applicant was required to seek approval from the Commission as a new application. Staff stated there were a few additional items necessary to complete the review process. Staff requested the applicant provide the name and address of the landowner in the general notes section of the preliminary plat. Staff also questioned if there were any waivers or variances being request. Mr. Stalcup stated he was willing to construct the street improvements to Taylor Loop Road and construct the radius as was previously approved. He stated Gooch was a private street and did not require improvements. Staff stated Gooch was a public street based on the Mackey Court Order. Mr. Stalcup stated the previous approval did not require improvements to Gooch. Staff stated they would review the previous approval and the conditions would remain as were previously approved. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner, the dedication of right-of-way for Taylor Loop Road and Gooch Road and indicated the required street improvements would be completed to Taylor Loop Road. The Planning Commission approved the preliminary plat on March 11, 2004 to allow the creation of three lots and a five year deferral of the street improvements to Taylor Loop Road and Gooch Drive. The site contains 0.91 acres and the applicant is proposing three (3) single-family residential lots for a density of 3.29 units per acre. The lots will have public street frontage along Gooch Drive and Taylor Loop Road. The lots are indicated containing a minimum lot size of 7,720 square feet (Lot 3) and an average lot size of 8,125 square feet adequate to meet the minimum requirements of the Subdivision Ordinance. The request includes a waiver of the required street construction to Gooch Drive. Although staff is supportive of the subdivision request staff is not supportive of the waiver of the Master Street Plan improvement requirement to Gooch Drive. Gooch Drive is a narrow roadway with open ditches for drainage. Staff feels the portion of the September 14, 2006 SUBDIVISION ITEM NO: D (CONT.) FILE NO.: S-1418-A 5 road abutting the plat area should be constructed to meet the current ordinance standard. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (August 3, 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 August 2, 2006, requesting the item be deferred to the September 14, 2006, public hearing. Staff stated the deferral request would require a By-law waiver with regard to the late deferral request date. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was not present. Staff presented the item stating the applicant had submitted a request on September 12, 2006, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s By-laws with regard to the time frame for the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: E FILE NO.: S-1531 NAME: Whispering Ridge Subdivision Preliminary Plat LOCATION: Located South of Alexander Road, West of Vimy Ridge Road DEVELOPER: Paul Evans 1805 South Woodrow Little Rock, AR 72206 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 29 acres NUMBER OF LOTS: 114 FT. NEW STREET: 5,970 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a 25-foot front building line adjacent to a collector street. 2. A variance to allow a 20-foot rear yard set back for all the proposed lots. A. PROPOSAL: The applicant is proposing the subdivision of 29 acres into 104 single-family lots resulting in a density of 3.5 units per acre. The development is proposed with an average lot size of 7,500 square feet and a minimum lot size of 7,000 square feet. 5,920 linear feet of new public street is proposed with the new subdivision. Variances are being requested to allow a 25-foot front building line adjacent to a collector street and reduced rear yard setbacks (20-feet). September 14, 2006 SUBDIVISION ITEM NO.: E (CONT.) FILE NO.: S-1531 2 B. EXISTING CONDITIONS: The site was cleared of trees a few years ago with signs of undergrowth returning. There is an industrial business located to the east of the site and single-family homes located to the north and west. A large tract of vacant I-2 zoned property is located to the north. Southeast of the site is a new single-family subdivision currently under construction with the infrastructure (water, sewer and streets) being installed. Alexander Road is a two lane unimproved road with no sidewalks in place and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Alexander Road Neighborhood Association, Southwest Little Rock United for Progress, the Quail Run Neighborhood Association, and all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Alexander Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Alexander Road 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. 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 streetlight requirements. 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. 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. East and west cannot be used in street names because the proposed streets do not cross Main Street. Ridge Court, Rose Drive, Rose Court, and Ronald Court September 14, 2006 SUBDIVISION ITEM NO.: E (CONT.) FILE NO.: S-1531 3 cannot be used since they are already in use. For further assistance on street names, please contact David Hatchcock at 371-4808. 9. Street curves should be superelevated per AASHTO standards (Exhibit 3-41). Contact Traffic Engineering, Travis Herbner, at 379-1805. 10. Intersection of Roger Drive and West Roger Loop must be redesigned to a 90 degree intersection or install a round a bout. 11. Tangents between curves on Rose Drive do not meet Master Street Plan. Contact Traffic Engineering, Travis Herbner, at 379-1805. 12. Roger Drive should be redesigned to 36 foot wide collector street standard with sidewalks on both sides. Include a 100 foot roadway width taper from intersection with median of East Roger Loop and West Roger Loop. 13. East Roger Loop curve (C103) does not meet Master Street Plan standards. Curvature should be increased similar to the West Roger Loop. 14. Sidewalks with appropriate handicap ramps on East Roger Loop and West Roger Loop are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 15. A striping plan should be submitted to Traffic Engineering for approval prior to beginning 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. AT & T: If turn lane or entrance on Alexander Road requires relocation of AT & T facilities then charges would apply and would be the responsibility of the owner/developer. 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. An existing waterline easement recorded as instrument 90-29469 in the Pulaski County Court House should be reflected on this plat. 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: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. September 14, 2006 SUBDIVISION ITEM NO.: E (CONT.) FILE NO.: S-1531 4 CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) The applicant was present representing the request. Staff presented the item stating there were outstanding technical issues associated with the request. Staff requested the applicant verify the legal description, provide the proposed variances in the general notes section of the site plan and provide the names of owners of unplatted tracts abutting the plat area. Public Works comments were addressed. Staff stated some of the indicated street names could not be used because they were currently being used in other parts of the City. Staff also stated the intersections of several streets did not comply with ordinance standards. Staff requested Roger Drive be redesigned and constructed to a 36-foot collector street. Staff stated East Roger Loop did not meet the Master Street Plan standard for curvature. 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 July 13, 2006, Subdivision Committee meeting. The applicant has revised the plat to address staff’s concerns related to the proposed street names, corrected the legal description and provided the variances requested in the general notes section of the proposed plat. The applicant has indicated a minimum lot width of 70-feet and a minimum lot depth of 100-feet to allow for a minimum lot area of 7,000 square feet. The average lot size proposed is 7,500 square feet. The plat indicates a 25-foot front building line adjacent to Whispering Ridge Drive, a proposed collector street. The ordinance typically requires the placement of a 30-foot building line adjacent to a collector street. Staff is supportive of this variance request. Lots 1 – 11 are indicated as reverse frontage lots with access proposed from an internal residential street and a 10-foot no right of vehicle access located on the rear of September 14, 2006 SUBDIVISION ITEM NO.: E (CONT.) FILE NO.: S-1531 5 the lots along Alexander Road. The Subdivision Ordinance allows for reverse frontage lots along arterial roadway classifications to limit the number of curb cuts and facilitate traffic movements in the area. The proposed plat indicates the placement of a 20-foot building line adjacent to Alexander Road, the rear yard of the proposed lots. Alexander Road is classified on the Master Street Plan as a minor arterial which typically requires the placement of a 35-foot building line. Staff is supportive of this variance request. The remaining lots within the subdivision are proposed with 20-foot rear yard setbacks and 8-foot side yard setbacks. The ordinance typically requires the placement of a 25-foot rear yard setback and a side yard setback equal to ten percent of the lot width not to exceed 8-feet. The indicated side yard setback is adequate to meet the typical minimum ordinance standard. The rear yard setback will require a variance. Staff is supportive of the requested variance to allow a reduced rear yard setback. The proposed preliminary plat does not indicate the placement of fencing along Alexander Road. In most cases residences prefer to place fencing along the property line to screen their homes from view of the adjacent roadway. The ordinance typically allows for the placement of a 4-foot fence within the required building setback. Staff feels most residences will prefer the placement of a six foot fence in this area. Staff is supportive of the allowance of a six foot privacy fence on the property line adjacent to Alexander Road if the property owners desire to place a fence in this area. Staff is supportive of the proposed preliminary plat and the indicated variances. The applicant has indicated the variances are being sought to allow for minimal yard area and the construction of larger homes on the proposed lots. The recent development pattern within the City has been patio home subdivisions with similar setbacks as proposed by the developer. In staff’s opinion the development of the subdivision should have minimal impact on 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. Staff recommends approval of the variance request to allow a reduced building setback for Lots 1 – 11. Staff recommends approval of the requested variance to allow a reduced rear yard setback for the proposed lots within the subdivision. Staff recommends approval of the requested variance to allow a 25-foot front building line adjacent to Whispering Ridge Drive, a collector street. September 14, 2006 SUBDIVISION ITEM NO.: E (CONT.) FILE NO.: S-1531 6 Staff recommends approval of allowing the placement of a six foot privacy fence within the building setback adjacent to Alexander Road. PLANNING COMMISSION ACTION: (August 3, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 20, 2006, requesting the item be deferred to the September 14, 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 8 ayes, 0 noes, 2 absent and 1 recusal (Commissioner Mizan Rahman). PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item stating the applicant had failed to properly notify the abutting property owners as required by the Commission’s By-laws. Staff presented a recommendation of deferral to the October 26, 2006, public hearing. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: F FILE NO.: S-1528 NAME: Kroger Subdivision Site Plan Review LOCATION: Located at 8415 West Markham Street DEVELOPER: Kroger Limited Partnership I 800 Ridgelake Boulevard Memphis, TN 38120 ENGINEER: Pickering, Inc. 6775 Lenox Center Court, Suite 300 Memphis, TN 38115 AREA: 4.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.01 VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated July 17, 2006, requesting this item be deferred to the September 14, 2006, public hearing. Staff is supportive of the deferral request. PLANNIING COMMISSION ACTION: (August 3,2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 17, 2006, requesting the item be deferred to the September 14, 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 9 ayes, 0 noes and 2 absent. September 14, 2006 SUBDIVISION ITEM NO.: F (CONT.) FILE NO.: S-1528 2 STAFF UPDATE: The applicant has contacted staff to request additional item to resolve the outstanding issues associated with the request. The applicant is requesting a deferral of the item to the October 26, 2006, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had contacted them to request additional item to resolve the outstanding issues associated with the request. Staff stated the applicant had requesting a deferral of the item to the October 26, 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 Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: G FILE NO.: Z-4663-C NAME: The Shoppes at Montclair Long-form PCD LOCATION: Located at 12226 Kanis Road DEVELOPER: Kanis Otter Creek Property Partners, LLP 8060 Count Massie Road North Little Rock, AR 72113 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Office Building and 136 Room Assisted Living Facility PROPOSED ZONING: PCD PROPOSED USE: Mixed Office, Commercial VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated July 20, 2006, requesting this item be deferred to the September 14, 2006, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION: (August 3, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 20, 2006, requesting the item be deferred to the September 14, 2006, public hearing. Staff stated they were supportive of the deferral request. September 14, 2006 SUBDIVISION ITEM NO.: G (CONT.) FILE NO.: Z-4663-C 2 There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has contacted staff to request additional item to resolve the outstanding issues associated with the request. The applicant is requesting a deferral of the item to the October 26, 2006, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had contacted staff to request additional item to resolve the remaining outstanding issues associated with the request. Staff stated the applicant was requesting a deferral of the item to the October 26, 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 Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: H FILE NO.: Z-7837-A NAME: Fairhills Circle Revised Short-form PD-R LOCATION: Located on the Southeast corner of West Markham Street and Fairhills Circle DEVELOPER: Rodney Chandler P.O. Box 22021 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying Autumn Road Little Rock, AR 72211 AREA: 0.45 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD-R PROPOSED USE: Townhouse development – 4 units VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,357 on August 1, 2005, establishing Fairhills Circle Short-form PD-R. The applicant proposed the development of this site with two patio homes through a Planned Residential Development. The applicant indicated each of the homes would be contained on individual lots with a shared driveway through a cross access easement extending from Fairhills Circle. The applicant indicated each of the homes would contain a minimum of 1,600 square feet of heated and cooled space and be constructed of brick or brick and siding fronts with siding on the sides and rears. The applicant indicated each of the units would have a two car garage, three bedrooms, two or two and one half baths and each of the units would have usable living space outdoors. Fencing was proposed along the southern property line as well as a retaining wall with a maximum height of six feet. September 14, 2006 SUBDIVISION ITEM NO.: H (CONT.) FILE NO.: Z-7837-A 2 A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PD-R to allow the development of four units on the site. Fair Hills Court is a planned residential development that will blend the traditional architecture with 21st Century construction to consist of four (4) town homes. The proposed homes will consist of two (2) bedrooms, great room, one full and one half bathroom, dining area and kitchen. All the homes will have a traditional exterior with accent décor. Interior amenities will include travertine tile, carpet, hardwood flooring, granite tile kitchen counter tops, marble bathrooms, crown moldings and recessed can lighting. Exterior features include masonry, with structural accents and details such as brick on all four sides, precast keystones, brick quoins, transom windows, architectural roof shingles, landscaped lawns and automatic sprinkler systems. Roof pitch elevations will be a minimum of 6/12 to enhance the aesthetics of the development and blend in with neighboring homes. The homes will have a minimum front set back of 25 feet from West Markham Street and 15 feet of set back in the rear with wooden privacy fencing planned for the east and south sides of the development. Additionally, trees to the south and north will remain as to create a natural landscaped green space around the development thus providing additional privacy for residents and surrounding homes. The approximate square footage of the homes is 1,150 square feet of heated and cooled space. The development is proposed to attract single professionals and couples. The homes are anticipated to lease for $1,200.00 per month. The entrance to the development will be from Fairhills Circle and accent lighting and extensive landscaping with substantial green space is planned to promote an appealing environment that compliments the neighborhood and promotes increased property values. Additionally, all lawn and common areas within Fair Hills Court will be maintained by the developer. The common maintenance of the property reinforces the quality that has been planned, and will continue to be stressed throughout the residential development. B. EXISTING CONDITIONS: The site is located near the West Markham/Mississippi Avenue intersection. The area is predominately single-family with a church located at the southeast corner of Mississippi Avenue and West Markham Street and an elementary school located on West Markham west of the site. Fairhills Circle is a narrow residential street with five homes located on the cul-de-sac. September 14, 2006 SUBDIVISION ITEM NO.: H (CONT.) FILE NO.: Z-7837-A 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Briarwood Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Markham Street is classified on the Master Street Plan as a minor arterial with special standards. A dedication of right-of-way 40 feet from centerline will be required (special reduced standard for Markham Street is 70 feet with 80 feet near intersections). 2. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Street and Fairhills Circle. 3. Signage cannot be located within right-of-way. 4. Due to excess terrain, provide grading and drainage plan showing existing and proposed contours. Provide heights of walls, building pad elevations, and slopes. Wall heights cannot exceed 15 feet and slopes must be 3:1 or flatter. 5. Fairhills Circle is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 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. Landscape island should be removed due to access problems in and out of development. Several of the parking spaces have no room for vehicle backing movements. The two (2) parking spaces on the north should be removed due to backing problems. Parking should be redesigned and could require driveway to be relocated. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. 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. September 14, 2006 SUBDIVISION ITEM NO.: H (CONT.) FILE NO.: Z-7837-A 4 Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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: 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 CATA Bus Route #5 – the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 (Single Family District) to PD-R (Planned Development - Residential) for construction of two duplex units on the lots. Because of the small scale of this project staff believes an amendment to the Land Use Plan is not applicable at this time. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Fairhills Circle is shown as a Local Street and West Markham Street is shown as a Minor Arterial on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties and the purpose of a Minor Arterial is to provide connections to and through an urban area. This site is near the Mississippi Street-Markham Street intersection, which is oftentimes congested during peak travel times. In the event of approval of this application staff feels that access to the duplexes should be off of Fairhills Circle, the Local Street, to minimize impact on Markham Street, a Minor Arterial. West Markham Street and Fairhills Circle may require dedication of right-of-way, may require street and sidewalk improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Briarwood Neighborhood Action Plan. The Land Use and Zoning goal is “To maintain the character of homes in the Briarwood Neighborhood,” with an action September 14, 2006 SUBDIVISION ITEM NO.: H (CONT.) FILE NO.: Z-7837-A 5 statement, “Identify rental property in the neighborhood to maintain the character of the neighborhood.” This neighborhood action plan indicates a concern for rental property in the neighborhood. This proposal would construct two new duplexes, which may or may not result in rental units. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The two separate parking spaces currently encroach into the minimum 9 foot wide street buffer and the minimum 9 foot wide landscape strip. The City Beautiful Commission must approve a variance. 3. The proposed structures encroach into the 9 foot wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed. Easements cannot count towards meeting this minimum requirement. 4. The southern perimeter is also required to have a minimum 9 foot wide land use buffer. Seventy percent (70%) of this buffer is to remain undisturbed. 5. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the southern and the eastern perimeters next to the residentially zoned property. 6. It appears the maneuvering area within the parking lot could be reduced allowing for more green space on the site. G. SUBDIVISION COMMITTEE COMMENT: (July 13, 2006) Mr. Rodney Chandler was present representing the request. Staff stated the developers were requesting to revise a previously approved PD-R to allow the development of two (2) duplex units on the site which contained one half acre and two (2) lots. Staff stated there were a number of outstanding issues associated with the request. Staff questioned the need for a development sign. Mr. Chandler stated he would remove the sign request from the application. Staff also stated the trash pick-up location would need to be coordinated with the Public Works Department to ensure the site was accessible for collection. Staff questioned if any decks, porches or patios were proposed. Staff also noted the location of all proposed fencing was required on the site plan. Staff requested the applicant provide elevations and construction materials proposed. Public Works comments were addressed. Staff stated a 20-foot radial dedication was required at the intersection of Fairhills Circle and West Markham Street. Staff also stated dedications would be required on West Markham and Fairhills Circle. Staff stated the two (2) parking spaces on the north should be removed due to backing problems within the proposed parking area. September 14, 2006 SUBDIVISION ITEM NO.: H (CONT.) FILE NO.: Z-7837-A 6 Landscaping comments were addressed. Staff stated the two parking spaces interfered with the required street buffer. Mr. Chandler stated the parking spaces would be removed from the revised site plan. Staff noted the eastern perimeter did not meet the minimum land use buffer requirement of nine feet. Staff stated easements could not count toward meeting this minimum requirement. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 13, 2006, Subdivision Committee meeting. The applicant has noted the location of the proposed fencing, provided elevations and the construction materials. A radial dedication has been included on the proposed site plan as requested by the Public Works Department. The revised site plan also indicates the placement of the required land use buffer along the eastern perimeter. The site plan indicates the site contains a total of 15,892 square feet (0.36 acres) with a total building coverage of 4,637 square feet (34.2%) and a total landscaped area of 8,015 square feet (47.8%). The Planned Zoning District Ordinance requires a minimum of ten to fifteen percent of the site area be designated as common usable open space and a minimum of 500 square feet of usable private open space per unit. The site plan includes private patio areas for each of the units separated with a six foot wooden fence. The indicated common and private open space are adequate to meet the typical minimum requirements of the ordinance. The site plan indicates the placement of a six foot wood fence along the eastern and southern perimeters of the site to provide screening for the adjoining single-family homes. A 19-foot building setback has been indicated along the eastern perimeter and a 20-foot building setback along the southern perimeter to allow an adequate land use buffer to the adjoining homes. The applicant has also indicated Leeland Cypress trees will be planted on the south side of the development to provide additional privacy for residents and the surrounding homes. The site plan indicates the placement of eight on site parking spaces. The development is proposed with a total of four units. Based on the typical minimum parking required for a multi-family development six parking spaces would typically be required. The indicated parking is adequate to meet the typical minimum parking required. September 14, 2006 SUBDIVISION ITEM NO.: H (CONT.) FILE NO.: Z-7837-A 7 The applicant has provided building elevations which appear as a two story Brownstone architecture. The roof is proposed with a 6/12 elevation with architectural shingles. The construction materials proposed are brick on all four sides, precast keystones, brick quoins and, transom windows. Staff is not supportive of the proposed development. Staff is not supportive of the density, parking court and the massing of the structures. The area is designated as Single Family on the City’s Future Land Use Plan. The developer is proposing the placement of duplex units on two previously platted lots with a surface parking area in front of the buildings to serve the units. In staff’s opinion the development as proposed does not give the appearance of a single-family development but more of a multi-family development. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (August 3, 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 August 2, 2006, requesting the item be deferred to the September 14, 2006, public hearing. Staff stated the deferral request would require a By-law waiver with regard to the late deferral request date. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff indicating the development of the site with three residential units as opposed to four units. The applicant is now proposing the construction of a duplex unit and a single-family structure. Staff continues to not support the proposed development. The development was previously approved for the contruction of two units both single-family. Staff feels this type development is the most appropriate development for the site. As was previously approved the development resulted in a density of 4.4 units per acre and the current proposal results in a density of 6.6 units per acre. Staff does not feel this an appropriate location for a development with the proposed density, which is similar to the Low Density Residential classification of the City’s Future Land Use Plan. Staff September 14, 2006 SUBDIVISION ITEM NO.: H (CONT.) FILE NO.: Z-7837-A 8 feels the proposed development is out of character with the existing development pattern in the area and the development is inconsistent with the City’s Future Land Use Plan. In addition although one of the units has been removed from the proposed site plan, the site plan still remains with a surface parking area in front of the buildings continuing to give the appearance of a multi-family development. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was not present. Staff presented the item stating the applicant had submitted a request on September 11, 2006, requesting the item be withdrawn from consideration without prejudice. Staff stated the withdrawal request would require a waiver of the Commission’s By-laws with regard to the time frame for the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 1. FILE NO.: S-521-O NAME: Oxford Valley Phase 7, Preliminary Plat LOCATION: Located on Legion Hut Road and on Courtfield Drive DEVELOPER: The Woodcrest Company, LLP 4801 North Hills Boulevard North Little Rock, AR 72216 ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72216 AREA: 13.0 acres NUMBER OF LOTS: 45 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for the development of 152 single-family lots in August of 1973. The property was to be developed as single-family with conventional design of streets and utility systems. The developer began development of the subdivision, installed the required infrastructure, including portions of the required streets, and final platted several of the proposed lots. On December 13, 1983, the Planning Commission approved a revision to the previously approved preliminary plat. The applicant requested a revision to eliminate the street connecting the subdivision to the adjacent mobile home park. The street was not dedicated since the final plat had not been signed. After closure of the street, the resulting area was to be used to create an additional lot. On February 20, 1987 a final plat for nineteen lots was executed. On March 3, 1987, Oxford Valley Drive was dedicated as a public street. September 14, 2006 SUBDIVISION ITEM NO.: 1. (CONT) FILE NO.: S-521-O 2 The applicant later requested a vacation of the plat. The Board of Directors at their December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation. On June 3, 2004, the Little Rock Planning Commission approved the request for a preliminary plat to reestablish 13 lots contained within 3.153 acres along Oxford Valley Drive and Legion Hut Road. The development had in place the curb and gutter along Oxford Valley Drive as well as water and sewer service. The applicant indicated an average lot size of 64 feet by 119 feet or 8,806 square feet. No waivers or variances were sought as a part of the platting action. On July 7, 2005, the Little Rock Planning Commission approved a request for the subdivision of 7.898 acres into 26 single-family lots resulting in a density of 3.67 units per acre. The applicant indicated the average lot size is seventy-four feet by one hundred nineteen feet or 8,806 square feet. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved preliminary plat to allow the creation of 45 single-family lots. The development area is located in two areas, one area containing 9.2 acres and the second 3.8 acres. The development is proposed with a density of 3.46 units per acre. The average lot size proposed is 7,250 square feet and 1,892 linear feet of new street is proposed. The proposed plat indicates a 30-foot building line adjacent to Legion Hut Road (a collector street classification) and a 25-foot building line is proposed along Courtfield and Barclay Drives (residential street classifications). B. EXISTING CONDITIONS: The site involves a portion of previously platted subdivision of approximately 176 single-family lots. The street system and other improvements are in place in several locations and were constructed to residential street standard. New homes are currently under construction in the previously approved phases including Legion Hut Road and Oxford Valley Drive. Oxford Valley Drive is constructed with curb and gutter. Sidewalks are being added as each new phase is developed. The road has been barricaded at Legion Hut Road to prevent cut-through traffic in the area. Currently there is not a proposal to remove the barricade. There is an existing large mobile home park located to the north of the site accessed from Legion Hut Road and a second mobile home park to the southeast fronting September 14, 2006 SUBDIVISION ITEM NO.: 1. (CONT) FILE NO.: S-521-O 3 Chicot Road. There are large areas of vacant land north and south of the site. Single- family homes are located to the northwest of the site in the Shiloh Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All abutting property owners, Southwest Little Rock United for Progress, Oxford Valley Homeowners Association, Shilo Property Owners Association and Legion Hut Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. 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. 2. With site development, provide design of the street conforming to the Master Street Plan. Construct street improvements to the street including a 5 foot sidewalk. 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. Grading is just allowed in the right-of-way and for drainage and utility improvements until the lots are final platted. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required September 14, 2006 SUBDIVISION ITEM NO.: 1. (CONT) FILE NO.: S-521-O 4 to serve a portion of this development; however, some of the water mains are in place. A Capital Investment Charge based on the size of connection(s) will apply to some parts of 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. 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 dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 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 correct the general notes section of the site plan with regard to zoning classification and average lot size. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated sidewalks would be required along Legion Hut Road per the Master Street Plan. Staff requested the applicant provide on the plat the location for the proposed detention storage facility. 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 August 24, 2006, Subdivision Committee meeting. The applicant has indicated the location of the proposed detention along with the corrected zoning classification and indicated the average lot size in the general notes section of the proposed plat. The applicant has indicated the average lot width is 72.5 feet and the average lot size is 9,425 square feet. A 30-foot front building line has been indicated adjacent to Legion Hut Road, a collector street classification per the Master Street September 14, 2006 SUBDIVISION ITEM NO.: 1. (CONT) FILE NO.: S-521-O 5 Plan, and a 25-foot front building line has been indicated on the remaining lots, adjacent to residential street classifications. Staff is supportive of the request. The proposed plat appears to comply with the minimum standards of the Subdivision Ordinance. The applicant has indicated the development of 13.0 acres with 45 single-family lots. The subdivision is proposed with a density of 3.46 units per acre. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the development of the subdivision as proposed 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 above agenda staff report. PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 2. FILE NO.: S-553-D NAME: Quail Run Subdivision Replat Lot 17R LOCATION: Located at 34 Pointer Drive DEVELOPER: Margaret Overton 34 Pointer Drive Little Rock, AR 72202 John Ryles 2900 Percy Machin Drive North Little Rock, AR 72114 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to width ratio (Section 31-232(b)). A. PROPOSAL/REQUEST: The purpose of the request is to incorporate a parcel of land approximately 75-feet by 125-feet located North of Lot 17 – Quail Run Subdivision and South of Sherry Marie Drive into existing Lot 17 to increase the back yard area of the existing residence. The property is being removed from an existing larger tract currently in a metes and bounds legal description. The parcel will become a part of a replatted Lot 17R Quail Run Subdivision. The proposed replat will result in a lot depth to width ratio variance. The replat will result in a lot width of 75.06 feet and a lot depth of 256.6 feet or 3.5 to 1 ratio. September 14, 2006 SUBDIVISION ITEM NO.: 2. (CONT) FILE NO.: S-553-D 2 B. EXISTING CONDITIONS: The lot frontage contains an existing single-family residence with the rear area currently being vacant. Sherri Marie Drive paving stops just east of the additional lot area. The neighborhood contains a number of homes, many on large lots. The area to the west of the proposed development is currently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners, Southwest United for Progress, the Quail Run and the Alexander Road Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: Approved as submitted. 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: No comment. Landscape: No comment. September 14, 2006 SUBDIVISION ITEM NO.: 2. (CONT) FILE NO.: S-553-D 3 G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was not present representing the request. Staff stated there were no outstanding technical issues associated with the request which needed addressing. Staff stated the request was a replat to allow the owner to increase their rear yard area by adding additional area to their lot. Staff stated a variance was being requested to allow an increased lot depth to width ratio for the lot. 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 August 24, 2006, Subdivision Committee meeting. The request is to allow a replat of existing Lot 17 of the Quail Run Subdivision to increase the rear yard area. The proposed replat will create a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio. Section 31-232(b) of the Subdivision Ordinance states no residential lot shall be more than three times as deep as it is wide, except lots approved abutting a freeway, expressway or occupied mainline railroad right-of-way. The depth to width ratio as proposed is 3.5 to 1 resulting in an increased ratio. Sherri Marie Drive is constructed to the eastern boundary of the proposed lot. Currently there is not a public street or dedicated right-of-way adjacent to the rear of the additional lot area. Staff recommends a 10-foot no right of vehicular access easement be placed along the rear of the new lot width to eliminate the potential for a driveway cut in this area since there is not currently a public street or right-of-way located adjacent to the lot. Staff is supportive of the request. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the replat to increase the rear yard area of the existing lot 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 above agenda staff report. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for the proposed lot. Staff recommends a 10-foot no right of vehicular access be placed along the rear lot width to eliminate any potential driveways in this area since the lot is not currently adjacent to a public street or right-of-way. September 14, 2006 SUBDIVISION ITEM NO.: 2. (CONT) FILE NO.: S-553-D 4 PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for the proposed lot and the applicant be required to place a 10-foot no right of vehicular access along the rear lot width to eliminate any potential driveways in this area since the lot was not currently adjacent to a public street or right-of-way. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 3. FILE NO.: S-867-NNNNNN NAME: Chenal Valley Revised Preliminary Plat Phase 25 LOCATION: Located on Vigne Boulevard Chenal Properties #7 Valley Club Circle Little Rock, AR 72211 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 32.54 acres NUMBER OF LOTS: 79 FT. NEW STREET: 4,300 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 – Chenal Planning District CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a five (5) foot side yard setback for Lots 13 – 19, 24 –30 and 33 – 39, Block 83 of the Chenal Valley Phase 25. BACKGROUND: On June 22, 2001, a preliminary plat was approved for the proposed subdivision. On October 7, 2004, the applicant proposed to replat the existing lots to allow a reduced platted building line on a portion of the lots. The applicant indicated a fifteen (15) foot platted building line for Lots 11 – 12 and 61 – 62 Block 83 of the Chenal Valley Phase 25 Subdivision. The applicant indicated a twenty (20) foot building line for Lots 22 – 23, 32, 38 – 43, 55 - 56, 64 and 67 – 72 Block 83 of the Chenal Valley Phase 25 Subdivision and the applicant requested a reduced rear yard setback of fifteen feet for Lots 53 – 79 Block 83 of the Chenal Valley Phase 25 Subdivision. The development was proposed as a gated community with private streets. There were seventy-nine (79) lots proposed and the site contained 32.54 acres. The applicant September 14, 2006 SUBDIVISION ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN 2 indicated the average lot size as 75-feet by 130-feet or 9,750 square feet. The proposed density was 2.42 units per acre. Three phases were proposed with Lots 1 – 12, 20 – 23, 31 – 32 and 40 – 79 in the first phase. Lots 13 – 19 in the second phase and Lots 24 – 30 and 33 – 39 in the final phase. The area abutting Chenal Parkway was indicated as a dedicated tract to be preserved as open space. The applicant indicated a no vehicular access easement through the proposed tract. On March 3, 2005, the Little Rock Planning Commission approved a revision to the preliminary plat request to allow for five-foot side yard setbacks within the proposed subdivision. The developer of the project requested a variance to allow a five-foot side yard setback for Lots 2 – 12, 20 – 23, 31 – 32 and 40 – 79, Block 83 of the Chenal Valley Phase 25 Subdivision. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved preliminary plat to allow reduced side yard setbacks (5-feet) on the remaining lots within the subdivision. The variance request includes Lots 13 – 19, 24 –30 and 33 – 39, Block 83 of the Chenal Valley Phase 25. B. EXISTING CONDITIONS: The site was final platted in July 2004, and construction of new homes has begun. The Chenal Valley Country Club is located to the west of the site with the tennis courts being located near the proposed residential lots. The area abutting Chenal Parkway has been indicated as a dedicated tract to be preserved as open space. To the south of the site, is a single-family subdivision (the Oaks at Chenal), which has developed with reduced front, side and rear yard setbacks. Chenal Parkway, a four-lane median divided roadway, is located to the east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The abutting property owners along with the Bayonne Place Property Owners Association, the Duquesne Place Property Owners Association and the Margeaux Property Owners Association were notified of the public hearing. September 14, 2006 SUBDIVISION ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN 3 D. ENGINEERING COMMENTS: Public Works: 1. 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. 2. 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. 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 streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Water facilities have been installed but Central Arkansas Water will not accept the facilities or offer service until a final plat has been approved by the City of Little Rock and has been properly recorded. Fire Department: Place fire hydrants per code. Gates must maintain a minimum opening of 20-feet. 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. September 14, 2006 SUBDIVISION ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN 4 G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented the item indicating there were few technical issues associated with the request. Staff stated a previous approval allowed for reduced side yard setbacks on a number of lots within the proposed subdivision. Staff stated the current request would allow the reduced setback on the remaining lots. Public Works comments were noted. Staff stated a grading permit would be required prior to construction and if one or more acres was disturbed permits would be required. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the proposed request from the August 24, 2006, Subdivision Committee meeting. The applicant is proposing to revise the previously approved preliminary plat to allow a five-foot side yard setback within the proposed subdivision. Previous approvals allow for reduced setbacks on selected lots for the front, side and rear yards. The affected lots include Lots 13 – 19, 24 –30 and 33 – 39, Block 83 of the Chenal Valley Phase 25. The developer has indicated a reduced side yard setback (5-feet) on these selected lots would allow the subdivision to be developed in an alternating pattern and allow for additional buildable area on these lots. The developer has also indicated the concept of the subdivision is one that allows for varying side yard setbacks which adds character to the development. Staff is supportive of this request. Staff does not feel the reduced side yard setback will have an adverse impact on the adjoining properties. To staff’s knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant’s request to allow a five-foot side yard setback on the indicated lots. September 14, 2006 SUBDIVISION ITEM NO.: 3 (CONT) FILE NO.: S-867-NNNNNN 5 PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. Staff also presented a recommendation of approval of the applicant’s request to allow a five-foot side yard setback on the indicated lots. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 4. FILE NO.:S-1534 NAME: Burns Replat of Part of the West ½, Tract 17 Gloeckler Acres LOCATION: Located on Doyle Springs Road, South of Rosswood Drive DEVELOPER: Cody and Josiah Burns 8819 Arch Street Pike Little Rock, AR 72206 SURVEYOR: Edward Lofton 15415 Oakcrest Little Rock, AR 72209 AREA: 1.36 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.07 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow an increased lot depth to width ratio for Lots 2 and 3 (Section 31-232(b)). A. PROPOSAL/REQUEST: The applicant is proposing a replat of property located along the eastern side of Doyle Springs Road just south of Rosswood Drive. The area is an old “paper plat” with most of the area previously being replatted. The proposal includes the development of three (3) lots all fronting on Doyle Springs Road. The request includes a variance from the Subdivision Ordinance (Section 31-232(b)) to allow an increased lot depth to width ratio for Lots 2 and 3. A 30-foot front building line has been indicated along Doyle Springs Road to meet the minimum ordinance requirement for lots fronting a collector street classification. September 14, 2006 SUBDIVISION ITEM NO.: 4. (CONT.) FILE NO.: S-1534 2 B. EXISTING CONDITIONS: Doyle Springs Road has developed with residential and non-residential uses. The area north of the site has developed primarily as non-residential and the area south of the site has developed as residential. Across from the site is a motorcycle shop and an office use for a communications contractor. Immediately north, south and east of the site are single-family homes. A new single-family home is currently under construction on Rosswood Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners, the Upper Baseline Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Doyle Springs Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required along Doyle Springs Road in accordance with Section 31-175 of the Little Rock Code and the Master Street 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. 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. 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 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 easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. September 14, 2006 SUBDIVISION ITEM NO.: 4. (CONT.) FILE NO.: S-1534 3 Entergy: No comment received. Center-Point Energy: No comment received. AT & T: 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. The entire access easement should be designated as a utility easement. Allowance should be made to allow approximately five feet for meters to be set outside the paved area. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department 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: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated with the development of five lots they were concerned with the buildability of proposed Lots 1 and 2 after dedication of right-of-way, the required building line and the variance request to allow a reduced lot depth for the lots. Staff suggested the applicant consider reducing the number of lots to increase the lot area of all the proposed lots. Staff also requested the applicant provide the means of wastewater disposal and the source of water in the general notes section of the proposed preliminary plat. September 14, 2006 SUBDIVISION ITEM NO.: 4. (CONT.) FILE NO.: S-1534 4 Public Works comments were addressed. Staff stated the proposed private drive should be constructed to public street standard. Staff also stated a radial dedication of right-of-way would be required at the intersection of the private drive and Doyle Springs Road. Staff noted right-of-way dedication would be required along Doyle Springs Road per the Master Street Plan for collector street standard or 30-feet from centerline. Staff stated a grading permit would be required prior to 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 addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant is now proposing the development of three lots on the site all indicated with a 30-foot front building line along Doyle Springs Road, sufficient to meet the minimum ordinance requirement for lots fronting a collector street classification. The request includes a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio. Section 31-232(b) of the Subdivision Ordinance states no residential lot shall be more than three times as deep as it is wide, except lots approved abutting a freeway, expressway or occupied mainline railroad right-of-way. The depth to width ratio as proposed is 4.3 to 1 resulting in an increased ratio. Staff is supportive of the request. The proposal includes the development of three (3) lots all fronting on Doyle Springs Road, all with sufficient area to meet the typical minimum lot area requirements of the Subdivision Ordinance. Staff does not feel the requested variance to allow an increased lot depth to width ratio will negatively impact the area. To staff’s knowledge there are no outstanding issues associated with the proposed plat and staff feel the development of three single-family homes as proposed will have minimal impact on the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for the proposed Lots 2 and 3. September 14, 2006 SUBDIVISION ITEM NO.: 4. (CONT.) FILE NO.: S-1534 5 PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for the proposed Lots 2 and 3. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 5. FILE NO.: S-1535 NAME: Martin Subdivision Preliminary Plat LOCATION: Located at 8819 Pinnacle Valley Road DEVELOPER: Latina Martin 14 Pinnacle Valley View, Apt. 14 Little Rock, AR 72223 ENGINEER: Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 6.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow an increased lot depth to width ratio for Tract 1 (Section 31-232(b)). A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this six (6) acre tract into two (2) single-family residential tracts or lots. Tract 1 will contain two acres and Tract 2 four acres. Tract 1 will require a variance from the Subdivision Ordinance (Section 31-232(b)) to allow an increased lot depth to width ratio. The applicant has indicated the dedication of right-of-way along Pinnacle Valley Road per the Master Street Plan. B. EXISTING CONDITIONS: The site is located along Pinnacle Valley Road just south of Maumelle State Park. Pinnacle Valley Road is an unimproved roadway with open ditches for drainage. There are a number of residential uses located in the area and there is September 14, 2006 SUBDIVISION ITEM NO.: 5. (CONT.) FILE NO.: S-1535 2 a riding arena located across Pinnacle Valley Road from this site. The area is zoned primarily AF and R-2 with a small site zoned C-1 located at the intersection of Beck Road and Pinnacle Valley Road. The commercially zoned site is currently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners, the Pinnacle Neighborhood Association and River Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Pinnacle Valley 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 for the entire approximately 450 feet of frontage. 2. Contact Pulaski County Planning Department pertaining to floodplain regulations for development in the floodplain. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health concerning the proposed septic system. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Outside the service boundary. Provide written approval from the area Volunteer Fire Department indicating their knowledge of the proposed development and their ability to serve the proposed development. County Planning: 1. Floodplain development permit is required from Pulaski County Planning. 2. Revise the proposed subdivision name to avoid duplication. 3. A driveway permit is required from Pulaski County Road and Bridge. September 14, 2006 SUBDIVISION ITEM NO.: 5. (CONT.) FILE NO.: S-1535 3 4. Contact Pulaski County Planning at 340-8260 for additional information. 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: (August 24, 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 stated the right-of-way dedication would be required along the entirety of the proposed plat area. Staff also stated a 35-foot front building line would be required along Pinnacle Valley Road. Public Works comments were addressed. Staff stated the developers should contact Pulaski County Planning concerning development in the floodplain. Pulaski County Planning comments were addressed. Staff stated floodplain and driveway permits would be required prior to construction. Staff also requested the applicant change the name of the proposed subdivision to avoid duplication. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has indicated the right-of-way dedication for Pinnacle Valley Road (45-feet from centerline) along the entirety of the plat area. The revised plat also indicates a 35-foot front building line along Pinnacle Valley Road as required by the Subdivision Ordinance (Section 31-256(2)). The applicant has indicated the name of the Subdivision will be changed prior to final platting. The plat as proposed will create a variance from the Subdivision Ordinance to allow an increased lot depth to width ratio. Section 31-232(b) of the Subdivision Ordinance states no residential lot shall be more than three times as deep as it is wide, except lots approved abutting a freeway, expressway or occupied mainline railroad right-of-way. The depth to width ratio as proposed is 4.5 to 1 resulting in an increased ratio. September 14, 2006 SUBDIVISION ITEM NO.: 5. (CONT.) FILE NO.: S-1535 4 Staff is supportive of the request. As proposed the subdivision will create two lots for single-family development. A home will be constructed immediately on Tract 1 and Tract 2 will be held for future development. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the creation of the second residential 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 above agenda staff report. Staff recommends approval of the requested variance to allow an increased lot depth to width ratio for Tract 1. PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow an increased lot depth to width ratio for proposed Tract 1. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 6. FILE NO.: S-1536 NAME: Sarah-Grace Subdivision Preliminary Plat LOCATION: Located on the North I-30 Frontage Road, just West of Chicot Road DEVELOPER: Bird and Bear Enterprises, Inc. Attn. Bob Humbard 3524 Terminix Drive Little Rock, AR 72206 ENGINEER: Rohn Drye 4201 Glenmere North Little Rock, AR 72116 AREA: 5.85 acres NUMBER OF LOTS: 6 FT. NEW STREET: 350 LF CURRENT ZONING: C-4, Open Display District PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 20.01 VARIANCES/WAIVERS REQUESTED: 1. A waiver of the required sidewalk placement along Benanna Street. A. PROPOSAL/REQUEST: The proposal includes the development of two parcels of property currently zoned C-4, Open Display District which contains 5.85 acres. The developers are proposing the subdivision of this area to allow the creation of a small business park containing six lots. The proposal includes the construction of a short cul-de-sac street, 350-linear feet, constructed to commercial street standard. The proposal includes a waiver request for the sidewalk placement along Benanna Street. The lots are proposed to contain 0.85 acres to 1.23 acres with an average lot size of 0.975 acres. A portion of the plat area is located within the floodway. This area has been indicated as a separate tract which will be dedicated to the City. September 14, 2006 SUBDIVISION ITEM NO.: 6 (CONT.) FILE NO.: S-1536 2 B. EXISTING CONDITIONS: The site is heavily wooded and zoned C-4, General Commercial District. There is an OS zoned strip located to the west of the site along a creek/drainage channel. To the east of the site is a mini-warehouse development and north of the site is an apartment complex. South of the site is I-30 and across the freeway are a number of non-residential uses including a hotel, nightclub and office warehouse activities. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners, the Town and Country Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Benanna Street on the Master Street Plan as a commercial street. Dedicate right-of-way of 60 feet. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Benanna Street and the I-30 Frontage Road. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the street including 5-foot sidewalk 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. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Due to the history of flooding in this area, the site does not qualify for in-lieu payment. 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 9. The minimum Finish Floor elevation of 1 foot above the base flood elevation is required to be shown on plat and grading plans. September 14, 2006 SUBDIVISION ITEM NO.: 6 (CONT.) FILE NO.: S-1536 3 10. Show the limits of the 100 year floodplain. 11. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 12. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. 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. 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. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required to serve this property, including significant off site facilities. A Capital Investment Charge based on the size of 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. 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 dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. September 14, 2006 SUBDIVISION ITEM NO.: 6 (CONT.) FILE NO.: S-1536 4 G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed plat indicating there were a few outstanding issues associated with the request. Staff stated the minimum lot width at the building line for C-4 zoned property was 100-feet. Staff stated if the plat did not meet this minimum requirement a variance would be required. Staff also requested the applicant provide the zoning classification within the proposed plat area and of abutting properties. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated minimum floor elevations were required to be shown on the plat. Staff stated a 20-foot radial dedication was required at the intersection of the new street and the I-30 Frontage Road. Staff stated the new street should be constructed to commercial street standard or a minimum right-of-way of 60-feet. Staff stated detention storage would be required for the proposed subdivision. The applicant stated detention would be provided on a lot by lot basis. Staff stated detention would be required for the roadway. The applicant indicated detention would be provided for the roadway as requested. The applicant indicated a waiver of the required sidewalk placement was being requested. Staff stated they were supportive of the waiver 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 preliminary plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has indicated the zoning classification within the plat area as well as of abutting properties. The applicant has also indicated all the lots containing a minimum lot width of 100-feet at the building line as required by minimum ordinance standards. A 45-foot building line has been indicated on the proposed plat along the I-30 Frontage Road and along Benanna Street as typically required by minimum ordinance standards. The revised plat also indicates a 20-foot radial dedication and storm water detention for the proposed roadway. The individual lots will provide detention as each lot is developed. The proposal includes the construction of a short cul-de-sac street, 350-linear feet, constructed to commercial street standard. The proposal includes a waiver request of the sidewalk placement along Benanna Street. Staff is supportive of September 14, 2006 SUBDIVISION ITEM NO.: 6 (CONT.) FILE NO.: S-1536 5 this waiver request. The street is a short commercial street and there are no sidewalks in place along the I-30 Frontage Road. The lots are proposed to contain 0.85 acres to 1.23 acres with an average lot size of 0.975 acres. The typical minimum lot size for sites zoned C-4, Open Display District is 10,000 square feet. The indicated lot sizes are more than adequate to meet this typical minimum ordinance standard. A minimum floor elevation of has been indicated on the plat as requested by staff. A portion of the plat area is located within the floodway. This area has been indicated as a separate tract which will be dedicated to the City. The plan also indicates the placement of a 25-foot access easement located along the western perimeter to allow the City access to the floodway as required by City ordinance. Staff is supportive of the request. The proposal is to allow the subdivision of the site to allow the creation of a small business park containing six lots all meeting typical minimum ordinance standards with regard to lot size, building setback and lot widths. Although the proposal includes a waiver of the required sidewalk placement along Benanna Street staff does not feel this will adversely impact the development or the area. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the waiver request for sidewalk placement along Benanna Street. PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. Staff also presented a recommendation of approval of the waiver request for sidewalk placement along Benanna Street. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 7. FILE NO.: S-1537 NAME: The Centre Addition Revised Preliminary Plat LOCATION: Located on the Northwest corner of Colonel Glenn Road and I-430 DEVELOPER: LLFI, LLC P.O. Box 22407 Little Rock, AR 72221 ENGINEER: The Holloway Firm, Inc. 200 Casey Drive Maumelle, AR 72113 AREA: 8.44 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow the development of lots with less than the five (5) acre minimum lot size required for C-2, Shopping Center District zoned property. BACKGROUND: A preliminary plat for the subdivision of 87.137 acres zoned C-2, Shopping Center District was approved by the Planning Commission at their March 11, 2004, Public Hearing. The applicant intended to subdivide the site into four (4) lots to be marketed for C-2 commercial uses. The minimum lot proposed was 225 feet by 225 feet or 1.162 acres for three lots abutting Colonel Glenn Road with the bulk of the property contained in proposed Lot 4. On April 22, 2004, the Little Rock Planning Commission approved a revision to the preliminary plat for the site to allow the creation of 12 lots on the 87.13 acre site. The Commission also approved a site plan review for the area to allow the construction of September 14, 2006 SUBDIVISION ITEM NO.: 7. (CONT.) FILE NO.: S-1537 2 484,849 square feet of department stores, retail space and restaurant space and 2,546 parking spaces. The plat has expired. A. PROPOSAL/REQUEST: The applicant is proposing approval of a preliminary plat for a potion of the site. The plat area contains 8.44 acres and three lots. The lots are proposed with access from a new private drive extending from Colonel Glenn Road constructed to a commercial street standard. The lots range from 1.42 acres to 3.96 acres. The lots will be final platted based on market demand. B. EXISTING CONDITIONS: The site is vacant and tree covered, abutting I-430 and Colonel Glenn Road. The site slopes to the north from Colonel Glenn Road. There are a number of non-residential uses in the area including an automobile dealership, a movie theater, a nursing school and a strip office/showroom/warehouse development. Further southwest of the site is a public school, Fair High School, located on David O Dodd Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200-feet of the site, the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Colonel Glenn 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. An additional 10 feet of dedication is required with 250 feet from intersection. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Colonel Glenn and Brodie Creek Center. 3. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb with sidewalks on both sides. 4. Sidewalks with appropriate handicap ramps are required along existing private drives in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. With the site development, provide the design of street conforming to the September 14, 2006 SUBDIVISION ITEM NO.: 7. (CONT.) FILE NO.: S-1537 3 Master Street Plan. Construct one-half street improvement to Colonel Glenn Road including 5-foot sidewalk with the planned development. 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. A variance is required for advanced grading beyond the right-of-way and easements. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. The detention structure is required to be located on site and not within AHTD right-of-way. 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. A temporary paved cul de sac or turn around must be located at end of proposed street. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 12. 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. 13. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 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: Approved as submitted. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 September 14, 2006 SUBDIVISION ITEM NO.: 7. (CONT.) FILE NO.: S-1537 4 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. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Fire Department: Place fire hydrants per code. On site 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 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 title of the landowner and the height of any proposed retaining walls. Public Works comments were addressed. Staff stated a grading permit was required at the time of development. Staff stated any advance grading would require approval of a variance from the Land Alteration Ordinance. Staff stated the proposed detention was located within the AHTD right-of-way and was not acceptable. Staff stated all detention was required on the developer’s property. Staff also stated the street would require extension along the property boundary of Lot 3 and a temporary turn-around would be required. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information September 14, 2006 SUBDIVISION ITEM NO.: 7. (CONT.) FILE NO.: S-1537 5 and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has indicated the source of title of the landowner and indicated the retaining walls will be constructed as allowed by the Land Alteration Ordinance. The revised plat also indicates the extension of the proposed roadway and located the detention storage outside the AHTD right-of-way. The applicant is requesting a variance to allow the development of lots with less than the five (5) acre minimum lot size for C-2, Shopping Center District zoned property. The ordinance typically requires a minimum lot size of five (5) acres except in those instances where a subdivision site plan and plat proposing peripheral lots and multiple ownership is approved by the Planning Commission. The Planning Commission shall establish the size, orientation and access to multiple lot C-2 development with special emphasis on interior circulation, curb cuts and siting of physical improvements. In addition, there shall be not less than 300-feet of district frontage on at least one abutting street, whether for single or multiple building/lot development. The lots range in size from 1.4 acres to 3.9 acres. The lots will be final platted based on market demand. Staff is supportive of the request and the requested variance. Although, there is a variance request to allow the development of lots with lot sizes less than the typical minimum ordinance standard staff does not feel this will negatively impact the development or the area. To staff’s knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested variance to allow the development of lots with less than the five (5) acre minimum lot size for C-2, Shopping Center District zoned property. September 14, 2006 SUBDIVISION ITEM NO.: 7. (CONT.) FILE NO.: S-1537 6 PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was not present. Staff presented the item stating the applicant had submitted a request on September 12, 2006, requesting the item be deferred to the Commission’s October 26, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the time frame for the deferral request. There was no further discussion of the item. The Chair entertained a motion for the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 8. FILE NO. S-1539 NAME: Red Bud Acres Preliminary Plat LOCATION: Located at 6200 Red Bud Lane DEVELOPER: Greg and Karen Laing 38 Brookview Drive Little Rock, AR 72204 SURVEYOR: Edward Lofton 15415 Oakcrest Little Rock, AR 72206 AREA: 8.33 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and a variance from the Subdivision Ordinance to allow an increased depth of a pipe stem lot (Section 31-2). 2. A variance to allow lots without public street frontage (Section 31-231). A. PROPOSAL/REQUEST: The proposal includes the subdivision of an eight (8) acre tract into two residential lots. The lots will each contain 4.0 acres. There is an existing residence located on proposed Lot 1. Lot 2 is proposed as a pipe stem lot with a stem width of 30-feet and a stem depth of 1206.14 feet. There are two variances related to the creation of the pipe stem lot associated with the request. A variance to allow the creation of the pipe stem lot and a variance to allow an increased depth of the pipe stem lot. The lots will be served by an existing access and utility easement extending 700-feet from Red Bud Lane which will require a variance to allow lots without direct public street frontage. September 14, 2006 SUBDIVISION ITEM NO.: 8. (CONT.) FILE NO.: S-1539 2 B. EXISTING CONDITIONS: Red Bud Lane is a rural County road with open ditches for drainage. Red Bud Lane stops short of the property and a small drive extends to the existing home via an access easement. The area is predominately single-family with both manufactured and site built homes. Most of the homes are located on large tracts or acreage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed platting request. All abutting property owners and the Crystal Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health concerning the proposed septic system. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required to serve this property, including significant off site facilities. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to provide fire protection for the proposed lots. County Planning: Approved as submitted. CATA: The site is not located on a dedicated CATA Bus Route. September 14, 2006 SUBDIVISION ITEM NO.: 8. (CONT.) FILE NO.: S-1539 3 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 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 requested the applicant provide the source of water and the means of wastewater disposal within the general notes section of the proposed plat. Staff also requested the applicant provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. Staff noted there were no outstanding issues associated with the Public Works department. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. Staff suggested the applicant provide the County with a copy of the revised preliminary plat. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The revised plat indicates the source of water and the means of wastewater disposal within the general notes section of the plat. A letter from the area volunteer fire department has been received acknowledging the proposed plat. The proposal includes the subdivision of an eight (8) acre tract into two residential lots each containing 4.0 acres. The existing residence is to be on Lot 1. Lot 2 is proposed as a pipe stem lot with a stem width of 30-feet and a stem depth of 1206.14 feet. The Subdivision Ordinance (Section 31-232(f)) states pipe stem lots shall be prohibited in residential subdivisions. The Definitions Section 31-2 defines a pipe stem lot and provides design criteria for a pipe stem lot. The ordinances states the minimum width of the stem at the street right-of- way shall be 30-feet, the maximum depth of the pipe stem including the stem shall be limited to 300-feet, the minimum width of the lot body shall be sixty feet and the minimum lot area shall be 10,000 square feet. The proposed pipe stem complies with three of the four established criteria. The pipe stem does not comply with the maximum lot depth criteria necessitating the variance request. September 14, 2006 SUBDIVISION ITEM NO.: 8. (CONT.) FILE NO.: S-1539 4 The existing lot does not have public street frontage and is served by an access and utility easement extending 700-feet from Red Bud Lane. The proposed subdivision will require a variance from the Subdivision Ordinance Section 31-231 to allow lots without direct public street frontage. Staff is supportive of the proposed plat and the requested variances. Staff does not feel the variance request to allow an increased lot depth of a pipe stem lot nor the variance request to allow the development of lots without direct public street access will negatively impact the area. The site is located in an area that has historically developed with large tracts in excess of five acres which typically have narrow lot widths and a longer lot depth. In addition, the existing lot was created without direct public street access. Staff feels the provided access is sufficient to serve the existing residence and the additional lot as proposed. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the proposed subdivision should have minimal impact on the area if approved. 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 to allow the development of lots without public street access. Staff recommends approval of the variance request from the Subdivision Ordinance to allow the development of a pipe stem lot (Section 31-232(f)) and the variance request from the Subdivision Ordinance to allow an increased lot depth of a pipe stem lot (Section 31-2). PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow the development of lots without public street access, the variance request from the Subdivision Ordinance to September 14, 2006 SUBDIVISION ITEM NO.: 8. (CONT.) FILE NO.: S-1539 5 allow the development of a pipe stem lot (Section 31-232(f)) and the variance request from the Subdivision Ordinance to allow an increased lot depth of a pipe stem lot (Section 31-2). There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 9. FILE NO.: S-1538 NAME: Gateway Towne Center Preliminary Plat and Subdivision Site Plan Review LOCATION: Located on the Northwest corner of I-30 and I-430 DEVELOPER: Otter Creek Development Company 10 Otter Creek Court, Suite A Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 176.413 NUMBER OF LOTS: 12 FT. NEW STREET: 0 LF CURRENT ZONING: C-4, Open Display District PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: The applicant has failed to provide staff with the required traffic study in a timely manner to allow sufficient time for review and comment. Staff recommends this item be deferred to the October 26, 2006, Public Hearing to allow staff and the applicant adequate time to resolve any outstanding issues associated with the request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had failed to provide them with the required traffic study in a timely manner to allow sufficient time for review and comment on the study. Staff presented a recommendation the item be deferred to the October 26, 2006, Public Hearing to allow staff and the applicant adequate time to resolve any outstanding issues associated with the request. September 14, 2006 ITEM NO.: 10. FILE NO.: S-1540 NAME: 8622 Chicot Road Subdivision Site Plan Review LOCATION: Located at 8622 Chicot Road DEVELOPER: Manuel Beza Beltran 8622 Chicot Road Little Rock, AR 72209 ENGINEER: Troy D. Laha 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 1.01 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: 1. An 18-month deferral of the required hard surface parking area located to the south of the restaurant building. 2. A variance to allow a reduced number of required parking spaces for the existing detail shop. 3. A waiver of the requirement from Chapter 13 of the City of Little Rock code of ordinances for waterproofing a building located within the floodplain. A. PROPOSAL: The site contains an existing 1,200 square foot restaurant and a 2,622 square foot automobile detail shop along with 15 parking spaces. The applicant is proposing an expansion of the restaurant by adding a 26-foot by 46-foot enclosed dining area and a 12-foot by 46-foot patio area. The request includes additional parking for a total of 24 parking spaces located on the site to serve the two businesses. The applicant is requesting a deferral of the required paving for September 14, 2006 SUBDIVISION ITEM NO.: 10. (CONT.) FILE NO.: S-1540 2 18-months. The request includes a variance to allow a reduced number of parking spaces required for the site. B. EXISTING CONDITIONS: The site is located near the intersection of Baseline and Chicot Roads; a commercial node. At this intersection there are a number of activities including office and retail activities. The site being considered for Subdivision Site Plan Review is located just north of the Baseline/Chicot Roads intersection and contains two buildings; one a restaurant, the second a detail shop. There is a railroad main line located to the west of the site. The Cloverdale Subdivision, a single-family subdivision, is located across Chicot Road to the east. Chicot Road has been constructed to Master Street Plan standard abutting the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Chicot Neighborhood Association, the West Baseline Neighborhood Association, Southwest Little Rock United for Progress, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Chicot 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. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The north and south driveways should be closed and access taken from the center driveway. The width of driveway must not exceed 36 feet. 3. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. 4. Existing parking should be modified to remove parking spaces from driveway entrance and modify parking space orientation to take access from center driveway. 5. The existing structure lies within the 100 year floodplain. Improvements or additions to this structure if over 50% of the value of the existing structure will require the entire structure to be modified to meet Chapter 13 of the City of Little Rock code. 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. September 14, 2006 SUBDIVISION ITEM NO.: 10. (CONT.) FILE NO.: S-1540 3 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. The minimum finished floor elevation of the proposed addition (if less than 50 percent of the value of the existing structure) is required to be elevated to 1 foot above the base flood elevation. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the site. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: Approved as submitted. 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 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. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts, it is recommended the design of this area encompass the City’s minimum landscape and buffer ordinance requirements. The requirement is to average thirteen foot (13) of landscape area and in no case be less than half. In doing so, it would tremendously improve the aesthetics of an area that is one of the busiest intersections in Southwest Little Rock. 3. An automatic irrigation system will be required for any new landscaped areas. 4. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. September 14, 2006 SUBDIVISION ITEM NO.: 10. (CONT.) FILE NO.: S-1540 4 5. Some of the proposed paved surfaces appear to extend to the property line. The site should have a minimum of six foot nine inches (6’-9”) of green space around its perimeter. A variance from this minimum requirement will require approval from the City Beautiful Commission. 6. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 150 square feet in area. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) Mr. Troy Laha 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 details of any existing or proposed signage and the location of the dumpster along with a note concerning the required screening. Staff also stated they were not supportive of a five year deferral of the hard surface parking request but would support a 12 to 18 month deferral. Mr. Laha stated he would talk with the owner but felt the owner would revise his request as suggested by staff. Mr. Laha stated the owner was also requesting a reduced number of required parking for the detail shop. Staff questioned the number being offered. Mr. Laha stated he felt five spaces were sufficient to serve the detail shop. Staff stated they would review this request. Public Works comments were addressed. Staff requested the applicant reduced the number of driveways existing on the site. Staff requested the drives be reduced to one driveway. Staff also stated a few of the indicated parking spaces were located within the public right-of-way which would require a franchise agreement. Mr. Laha stated the parking in the right-of-way could be eliminated if the reduced parking was supported. Staff stated a dedication of right-of-way would be required along Chicot Road. Mr. Laha stated with the dedication as required the front of the detail building would be the new property line. Staff stated they could support a reduced right-of-way dedication in this area. Landscaping comments were addressed. Staff stated the site would require additional landscaping with the redevelopment of the site. Staff stated they would recommend the landscaping be transferred from other portions of the site to the street side. Staff also stated a portion of the indicated new parking was located within the required land use buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. September 14, 2006 SUBDIVISION ITEM NO.: 10. (CONT.) FILE NO.: S-1540 5 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has indicated the location of the existing signage, the location of the dumpster and eliminated two of the existing drives. The revised site plan indicates a dedication of right-of-way 55-feet from the centerline of Chicot Road as required per the Master Street Plan. The applicant has also indicated landscaping within the front yard area. The site plan indicates the placement of 24 parking spaces to serve the two (2) businesses. Based on the ordinance, the typical minimum parking required for a restaurant and detail shop would be 16 parking spaces for the restaurant and 15 parking spaces for the detail shop. The applicant is requesting approval of a variance to allow a reduced number of parking spaces for the site. According to the applicant, the detail shop does not generate a parking demand near the typical number required and the 24 parking spaces as indicated is sufficient to meet the needs of the business. Staff is supportive of this request. The revised site plan indicates a single drive from Chicot Road near the center of the site. Landscaping has been indicated along the northern portion of the drive. There are two signs located within the new right-of-way. The two sign locations will need a franchise from the City to remain in their current location. The dedication of right-of-way will be within five (5) feet of the front of the detail shop. There is paving is this area where the owner cleans and parks cars waiting to be serviced. The applicant is requesting a franchise of the signage and parking located within the right-of-way. Staff is supportive of this request. The request includes a waiver of Chapter 13 of the Little Rock Code of Ordinances related to the waterproofing of the building. The existing structure lies within the 100 year floodplain. Per the typical ordinance requirement any improvements or additions to structures, if over 50% of the value of the existing structure, requires the entire structure be modified to meet Chapter 13 of the Little Rock code. The applicant has indicated the cost of the addition will exceed the fifty percent requirement but has indicated the expense of waterproofing is beyond the owner’s ability to pay and the owner will be unable to expand his current business. The Planning Commission does not have the ability to hear or approve this request. The ordinance grants the ability to hear appeals of this request to the Board of Adjustment. Since the Planning Commission does not have the authority to grant the waiver request, staff recommends the item be deferred to allow the applicant to seek approval from the Board of Adjustment concerning the requested waiver of the requirements of Chapter 13. I. STAFF RECOMMENDATIONS: Staff recommends the item be deferred to allow the applicant to seek approval from the Board of Adjustment concerning the requested waiver of the requirements of Chapter 13. September 14, 2006 SUBDIVISION ITEM NO.: 10. (CONT.) FILE NO.: S-1540 6 PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant was requesting a waiver of the requirements of Chapter 13 of the Little Rock Code of Ordinances. Staff stated according to the ordinance the Body appointed to hear appeal requests should review the request and not the Planning Commission. Staff presented a recommendation the item be deferred to allow the applicant time to seek approval from the appropriate appeals board which was the Board of Adjustment concerning the requested waiver of the requirements of Chapter 13. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Troy Laha). September 14, 2006 ITEM NO.: 11. FILE NO.: Z-3371-R NAME: Colonel Glenn Shopping Center Zoning Site Plan Review LOCATION: Located on the Northwest corner of Colonel Glenn Road and I-430 DEVELOPER: LLEJ I, LLC P.O. Box 22407 Little Rock, AR 72221 DESIGN PROFESSIONAL: Roberts and Williams and Associates 1501 North University Avenue, Suite 430 Little Rock, AR 72207 AREA: 3.862 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant is requesting a Zoning Site Plan Review of this 3.86 acre site currently zoned C-2, Shopping Center District. The site plan indicates the placement of a single building containing retail shopping and a restaurant. The retail shopping is proposed with a total square footage of 20,197 square feet and the restaurant is proposed with 6,337 square feet. The site plan indicates the placement of 195 parking spaces. B. EXISTING CONDITIONS: The site is vacant and tree covered, abutting I-430 and Colonel Glenn Road. The site slopes to the north from Colonel Glenn Road. There are a number of non-residential uses in the area including an automobile dealership, branch bank, a movie theater, a nursing school and a strip office/showroom/warehouse September 14, 2006 SUBDIVISION ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R 2 development. Further southwest of the site is a public school, Fair High School, located on David O Dodd Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The John Barrow Neighborhood Association, the Stagecoach Dodd 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. With site development, provide design of Colonel Glenn Road conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. 2. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide plan showing existing and proposed contours, wall heights, slopes, and undisturbed areas. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. The detention structure cannot be provided offsite such as in the AHTD right- of-way. 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. A variance from the Land Alteration Ordinance is required to grade beyond Lot 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. Sidewalks with appropriate handicap ramps are required on the east private drive and east side of Brodie Creek Center in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Move proposed driveway into parking lot on Lot 3 east to approximately 150 feet from the intersecting right-of-way line. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 9. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 10. Hauling of fill material on or off site over municipal streets and roads September 14, 2006 SUBDIVISION ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R 3 requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 11. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Fire Department: Place fire hydrants per code. On site 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. September 14, 2006 SUBDIVISION ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. This site plan is being reviewed as a whole project; therefore, these requirements apply to all building permits issued. 3. The landscape ordinance requires a perimeter planting strip adjacent to freeways and shall be at least thirty (30) feet wide. This minimum requirement applies to the property adjacent to Interstate 430 and the transition areas. A variance from this minimal requirement will require approval from the City Beautiful Commission. 4. The zoning buffer ordinance requires an average fifty (50) feet wide and in no case less than half street buffer along all street corridors. This applies to the southern and western perimeters of the site; Colonel Glenn and Brodie Creek Center Roads. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 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: (August 24, 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 details of the proposed dumpster screening, any proposed signage and the maximum building height. Staff also requested the applicant provide the total square footage of the proposed restaurant. Public Works comments were addressed. Staff stated a grading permit would be required at the time of development. Staff also stated detention storage would be required on the site. Staff requested the applicant relocate the western-most September 14, 2006 SUBDIVISION ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R 5 drive away from the intersection of the access drive to the site along the proposed lot lines. Staff also stated right-of-way dedication would be required along Colonel Glenn Road. Staff questioned the proposed grading plan for the site. The applicant stated the limits of grading would be retained to the proposed lot development area. Landscaping comments were addressed. Staff stated a 30-foot undisturbed buffer would be required along the Interstate. Staff also stated a 30-foot street buffer would be required along Colonel Glenn Road and a 25-foot street buffer along the new street. Staff stated interior landscaped islands would be required at a minimum of eight percent of the on-site paved area. Staff noted easements could not count as the required buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The revised site plan includes details of the proposed dumpster screening, the proposed signage and the maximum building height. The site plan also includes the total square footage of the proposed restaurant and the proposed patio area. The restaurant is proposed with 6,337 square feet and an additional 800 square foot patio area. The shopping center is proposed with a total of 20,187 square feet. The site plan indicates the placement of 197 parking spaces to serve the development. Based on the typical minimum ordinance requirement for shopping center development (1 space per 225 square feet) 117 parking spaces would typically be required. The indicated parking is more than adequate to meet the typical minimum parking requirement. The site plan indicates the placement of ground mounted signage along Colonel Glenn Road and along Brodie Creek Center Drive. The signage is proposed not to exceed signage allowed in commercial zones or a maximum of 36 feet in height and 160 square feet in area. Building signage is proposed per the typical ordinance standard for buildings located in commercial zones or a maximum of ten percent of the façade area. Signage is proposed along the street frontages. The dumpsters have been located along the rear portion of the site with a note concerning the required screening. Two locations have been identified to serve the development with two dumpsters per location. The dumpsters will be screened with an opaque screening fence with a height sufficient to conceal the top of the container as required by typical minimum ordinance standards. The site plan indicates the placement of landscape strips sufficient to meet the typical minimum ordinance requirements. A 30 foot buffer has been indicated along the eastern perimeter of the site adjacent to the Interstate and the September 14, 2006 SUBDIVISION ITEM NO.: 11 (CONT.) FILE NO.: Z-3371-R 6 applicant has noted at least 70 percent of this buffer area will remain undisturbed. The indicated street buffers are adequate to meet the typical minimum ordinance requirements both along Colonel Glenn Road and Brodie Creek Center Drive. Interior landscaping has also been indicated to meet the typical minimum ordinance standard. The site plan also includes the placement of an ATM Facility on the site plan along Brodie Creek Center Drive within the proposed parking area. The applicant has designed the facility to allow stacking within the parking area to limit conflicts with customers of the center and customers of the ATM facility. Staff is supportive of the current configuration and placement of the ATM facility. Staff is supportive of the request. The request is a zoning site plan review on this C-2, Shopping Center District zoned site. The site is to be developed with a single building with setbacks more than adequate to meet the typical 40-foot minimum. To staff’s knowledge there are no outstanding issues associated with the request. The site plan appears to comply with the minimum ordinance standards as the development is proposed. Staff feels the development with a strip retail center and restaurant should have minimal impact on the area if developed as proposed. 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: (September 14, 2006) The applicant was not present. Staff presented the item stating the applicant had submitted a request on September 12, 2006, requesting the item be deferred to the Commission’s October 26, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the time frame for the deferral request. There was no further discussion of the item. The Chair entertained a motion for the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 12. FILE NO.: Z-5936-G NAME: The Promenade 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: 11 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 from the Land Alteration Ordinance to allow advanced grading of the site with the development of the first phase of construction. 2. A variance to allow a reduced lot width for the proposed out parcels. 3. A variance to allow reduced building setbacks between the proposed lot lines. 4. A variance to allow signage without public street frontage. 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 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 2 access to the Main Street allowed convenient parking in front of the store or 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. On June 22, 2006, the Little Rock Planning Commission approved a revision to the site plan to allow the construction of 289,483 square feet of retail space contained in ten (10) buildings. Seven (7) out parcels were proposed totaling 45,408 square feet. The total square footage of the development proposed was 334,889 square feet. A total of 1,961 parking stalls were indicated on the site plan. Access points were proposed from the abutting roadways with a single access point to Chenal Parkway (a traffic light was proposed at this location), LaGrande Drive and Rahling Road. The applicant indicated the construction materials and design of the center would remain as was previously approved. The materials proposed were 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 would reflect the heavily timbered landscape of the Chenal Valley area. A. PROPOSAL: The applicant is now proposing to revise the previously approved site plan to allow the placement of two additional buildings located along Rahling Road. The site plan also indicates the placement of a restaurant with drive-through facilities located along Chenal Parkway. The site plan indicates the placement of 338,948 square feet of retail space and 1,876 parking spaces. The shopping center area September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 3 is proposed with 290,341 square feet and the out parcel area is proposed with 71,406 square feet. The applicant is proposing a preliminary plat as a part of the review process to allow the creation of out parcels for the site. A total of 12 lots have been indicated 10 of which are proposed as out parcel lots for the development of stand alone retail activities including restaurants and one lot containing the shopping center. One tract for future development has been indicated. The development is proposed in phases. The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site with the first phase of construction. 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 is currently under construction adjacent to the site. There are commercial and office uses located in the area east 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. Storm water detention ordinance applies to this property. 2. Rahling Road is classified as a principal arterial; however, construction is shown to minor arterial standards, which correspond to Phase 1 standards for a principal arterial. A third lane each direction will ultimately be required. 3. Repair or replace any existing 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 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 4 to the start of construction. A variance is required to be granted for grading portions of the property where construction is not imminent. Per Section 29-190(14), a temporary undisturbed buffer must remain around that portion of the property requested to be advanced graded. The buffer width shall be 6 percent of the lot width and depth and shall not be less than 25 feet or more than 40 feet. 6. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to 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. 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. Vegetation must be established on disturbed area within 21 days of completion of grading activities. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 10-foot under ground or a 30-foot overhead easement is required by Energy. Easement to be dedicated for utility and not a part of the street right-of- way. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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. September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 5 Fire Department: Place fire hydrants per code. On site 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. Previous comments apply. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. This proposal appears to be below this minimum requirement. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on 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: (August 24, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development indicating there were technical issues associated with the request remaining outstanding. Staff requested the applicant provide details of the proposed phasing plan, proposed signage plan and the location of the proposed dumpster facilities. Staff also requested the applicant provide pedestrian connectivity through the site on the proposed site plan. Public Works comments were addressed. Staff questioned if the development would be phased. Mr. Daters stated the development would be constructed in phases. Staff stated a detailed grading plan was required. Staff questioned the limits of grading activities with each phase. Mr. Daters stated advanced grading September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 6 of the site was being requested for all phases of the development prior to the issuance of a building permit to allow the site to balance and eliminate the need for hauling dirt on or off site. Landscaping comments were addressed. Staff stated interior landscaping would be required consistent with the City’s minimum landscape and zoning ordinances. Staff also stated the City Beautiful Commission recommended saving as many existing on-site trees as feasible. 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 August 24, 2006, Subdivision Committee meeting. The applicant has indicated the creation of eleven (11) 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. September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 7 The proposed site plan includes the placement of 1,876 parking spaces. Based on the total retail square footage of the site 1,506 parking spaces would typically be required. The indicated parking is more than adequate to meet the minimum parking demand. 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 for percentage coverage. 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. Signage will be placed on the front and rear of the buildings. 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. 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 eleven lot plat and one tract 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 – 4 and 7 - 10 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 September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 8 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. The applicant is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site. The applicant is requesting to grade the entire site with the development of Phase I of the building construction. The applicant has indicated to balance the site the advance grading is necessary to eliminate hauling of material from the site during construction of the first phase and then bringing the material back during subsequent phases. Staff is supportive of this variance request. Staff is supportive of the proposed site plan and proposed lot configuration. Staff feels the applicant has done a good job 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. Staff recommends pedestrian tables be added to the site to allow safe pedestrian movement and connectivity throughout the site. Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow the grading of the entire site with the first phase of building construction. September 14, 2006 SUBDIVISION ITEM NO.: 12 (CONT.) FILE NO.: Z-5936-G 9 PLANNING COMMISSION ACTION: (September 14, 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 outlined in paragraphs D, E, F and H of the above agenda staff report. Staff also presented a recommendation of approval of the variance requests to allow signage without public street frontage, the creation of lots with reduced lot widths, to allow reduced building setbacks along common lot lines, that the revised site plan include pedestrian tables to allow safe pedestrian movement and connectivity throughout the site and the requested variance from the Land Alteration Ordinance to allow the grading of the entire site with the first phase of building construction. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 13. FILE NO.: Z-7131-B NAME: Chenal Valley Condominium Site Plan Review LOCATION: Located on Chenal Valley Drive DEVELOPER: The View at Emerald Pointe, LLC Attn. Carla G. Spainhour 10 Bernay Drive Little Rock, AR 72211 DESIGN PROFESSIONAL: Roberts and Williams Associates Attn. Barry Williams 1501 North University Avenue Little Rock, AR 72207 AREA: 15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-24, Multi-family 24 units per acre PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow an increased building height (48-feet to ridge of roof and 53-feet to the top of the firewall). 2. A variance to allow an increased sign area for the proposed development sign. BACKGROUND: Ordinance No. 18,647 adopted by the Little Rock Board of Directors on February 19, 2002, rezoned the site from MF-24 to PRD (Planned Residential Development), which would allow the applicant to develop the site as a multi-family development with an 8.33 units per acre density. The development was proposed with ten buildings of upper-end, low-density rental residences tailored to empty nesters, families waiting for homes to be constructed and business people living away from home for an extended period of time. A total of 80 units were proposed with the development. Each of the units was to have September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B 2 a garage unit, 12 garage spaces were proposed in a detached structure and 79 surface parking spaces were proposed. On January 20, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,274 revoking the PD-R zoning and restoring the previously held MF-24 district zoning classification. The applicant indicated the proposed apartment development would not be constructed on the site as proposed. A. PROPOSAL: The applicant is now proposing a site plan review of this 15.0 acre site to allow the placement of 168 condominium units contained in eleven buildings. The proposal includes the development of 112 two bedroom units each with 1,660 square feet and 56 three bedroom units each with 2,137 square feet. The site plan indicates 459 parking spaces; 379 parking spaces are above the ground, some with garages, and the remaining will be placed under the residential buildings. A 5,691 square foot clubhouse and common open areas are also proposed. The proposal includes a variance request to allow an increased building height (48-feet to ridge of roof and 53-feet to the top of the firewall). The applicant is proposing the placement of a development sign near the front entrance. The development sign is proposed consistent with subdivision identification signs located in the Chenal Valley area. The development is proposed as a gated community. A six foot ornamental fence will be placed along the perimeter of the site. The development is proposed to be constructed in phases with each of the eleven buildings being developed in a separate phase. The development of the clubhouse and common areas will be constructed with Phase 1A of the development. Grading activities will be limited to building construction and detention storage for each phase. B. EXISTING CONDITIONS: The site is heavily wooded and undeveloped as are the areas to the north, south and west. The area to the east was recently approved as a Planned Residential Development for the development of a retirement village with a nursing home and assisted living facility currently under construction. Other uses in the area along Chenal Valley Drive include Ashbury Apartments to the south, near Rahling Road, and a City of Little Rock Fire station to the northwest, near Chenal Parkway. Single-family residences are located to the north of the site, on LaMarche Drive in the LaMarche Subdivision of Chenal Valley. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Margeaux Place Property Owners Association and the Aberdeen Property Owners Association were notified of the public hearing. September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B 3 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. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be obtained if advanced grading is proposed on site without imminent construction. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the curb line of the street. The proposed parking in front of the clubhouse or driveway location should be moved due to distance from the street. A minimum driveway width of 18 feet is required. 6. Submit a letter certified by a Professional Engineer registered in the State of Arkansas stating that the eastside driveway provides the required sight distance for driver’s entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. If adequate sight distance is not available relocate drive further south. Avoid planting trees or shrubs in line of sight that may cause sight obstruction. 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. If gates are proposed, turn around must be provided for cars attempting to enter development without success. A stacking distance of 30 feet from pavement must also be provided. 10. Provide a Sketch Grading and Drainage Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B 4 Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, except for individually metered single-family residences, 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. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. 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. 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. Gates must maintain a minimum opening of 20-feet. 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. September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B 5 Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average fifty (50) feet wide and in no case less than half, street buffer along all street corridors. 3. In two separate locations, the parking appears to be within the minimum nine (9) feet wide landscaped area(s). 4. Throughout the project the parking areas are larger than the City’s minimum requirement. By reducing these parking isles widths to sixty feet (60’-0”) additional green space will be gained. 5. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 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: (August 24, 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 requested the applicant provide details of the proposed phasing plan and how access would be provided to residents during the construction phases. Staff also requested the applicant provide the total number of units per building and the total number of floors per building on the proposed site plan. Staff questioned the location of the proposed dumpster facilities and requested the applicant provide details of the proposed signage. Public Works comments were addressed. Staff questioned the limits of grading activities with each phase. The developers indicated grading activities would take place as each building was constructed with minimum disturbance to the surrounding wooded areas. Staff also stated the indicated drives did not appear to meet sight distance standard. Staff requested the developers provide a certification the drives would meet ASTO sight distance requirements or relocate the drives to meet the minimum criteria. Staff also stated the entrance drive was not sufficient to allow stacking for the proposed gate facilities. September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B 6 Landscaping comments were addressed. Staff stated a 50-foot average buffer was required along the street corridors. Staff also stated the interior landscaping would be required per minimum ordinance standard. 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 August 24, 2006, Subdivision Committee meeting. The applicant has revised the proposed phasing plan and indicated a construction access drive to the site to minimize conflicts with residents during the construction phases. The applicant has provided the total number of units per building and the total number of floors per building on the proposed site plan. The revised site plan also includes the dumpster locations and the location of the proposed signage. The request is a site plan review for the development of 168 condominium units on this 15.0 acre site. The site plan indicates the placement of eleven buildings three and four stories in height. The proposal includes the development of 112 two bedroom units each with 1,660 square feet and 56 three bedroom units each with 2,137 square feet. The proposal includes a variance request to allow an increased building height (48-feet to ridge of roof and 53-feet to the top of the firewall). The site is zoned MF-24 which typically allow a maximum height of 35-feet. The applicant has indicated the topography of the site is such that the increased height is necessary to limit disturbance of the site with cuts and fills. Staff is supportive of the requested variance. The site plan indicates 459 parking spaces; 379 parking spaces are above the ground, some with garages, and the remaining will be placed under the buildings. Based on the typical minimum ordinance parking requirement for a multi-family development, 252 parking spaces would typically be required. The indicated parking is more than adequate to meet the minimum ordinance standard. A 5,691 square foot clubhouse and common open areas are proposed with the site development. The clubhouse is proposed as Phase IA of the development. The buildings are proposed with a single building in each phase. The associated parking for each building will be constructed as the buildings are built. The site plan indicates the placement of a single ground mounted monument style sign consistent with signage currently being constructed with the Chenal neighborhoods. Staff would recommend the signage be limited to a maximum of eight feet in height and sixty-four square feet in area. Although the proposed signage exceed signage typically allowed in multi-family zones or a maximum of six feet in height and thirty-two square feet in area, staff feels the sign area will not adversely impact the area. The development is proposed as a Chenal Community and staff feels the indicated signage is not out of character with signage as is currently developing in the Chenal Valley Neighborhoods. September 14, 2006 SUBDIVISION ITEM NO.: 13 (CONT.) FILE NO.: Z-7131-B 7 The development is proposed as a gated community. The site plan indicates the placement of the proposed call box with sufficient stacking and exits for those not entering the site. The site plan also indicates the placement of a six foot fence along the perimeters of the site. Staff is supportive of the applicant’s request. The request is a site plan review for the development of condominium housing resulting in a density of 11.2 units per acre, far less than the density allowed by the current zoning. Although there is a variance request to allow an increased sign area and an increased building height staff does not feel these two variance requests will have a negative impact the area. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the development as proposed by utilizing the existing topography of the site to the maximum extent feasible and developed with a density much less than allowed per the current zoning, should substantially reduce any potential impacts on the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends signage be limited to a maximum of eight feet in height and sixty-four square feet in area. Staff recommends approval of the requested variance to allow an increased building height. PLANNING COMMISSION ACTION: (September 14, 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, F and H of the above agenda staff report. Staff also presented a recommendation the proposed signage be limited to a maximum of eight feet in height and sixty-four square feet in area and the requested variance to allow an increased building height. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 14. FILE NO.: LU06-02-04 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: 302 N. Shackleford Road Request: Single Family to Community Shopping Source: Lynda Bowers, A Cut Above LLC PROPOSAL / REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Community Shopping. Community Shopping provides for a shopping center development with one or more general merchandise stores. The applicant is applying for a PCD with C2 usage for a possible delicatessen. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area between Markham Street and Shackleford Drive west of Shackleford Road. It will also expand to include the adjacent veterinary clinic and school. It is thought that the additional adjacent area would make the boundaries more logical while the change to the south is to better reflect the existing and likely future development and zoning of that area. EXISTING LAND USE AND ZONING: The northern portion of the application area is currently zoned O3 General Office and is 1.3 acres ± in size. The property to the west of the site is zoned R2 Single Family. The area to the east (the Kroger shopping complex) is zoned C3 General Commercial. The property immediately north of this site is zoned C1 Neighborhood Commercial. To the immediate south of this area is zoned R2 Single Family. The extended application area is approximately 12 acres in size and is zoned C3 General Commercial. To the south, east and west of this area is more C3 or C4 Commercial land with the exception of an area zoned R2 Single Family for a nursing home on the south side of Markham. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The site is currently planned for Single Family development. The Single Family continues to the west of the immediate area. The east side of N. Shackleford is the Kroger shopping center, and it is planned Community Shopping. The land immediately south of the property is planned for Single Family, but further south it is planned for Office. While some of the uses are office, there are also several restaurants on that portion of Shackleford. To the north of this site is Public Institutional for Terry Elementary School. The expanded application site to the south is planned for Office. This site is surrounded on three sides by Commercial or Community Shopping. September 14, 2006 SUBDIVISION ITEM NO.: 14. (CONT.) FILE NO.: LU06-02-04 2 May 6, 2003 the area to the northeast of this site was amended for the development of a large church. Ordinance 18861 changed that area from Single Family to Public Institutional. This ordinance also changed a portion off of Mara Lynn from Multi Family to Low Density Residential and a portion on the south side of Mara Lynn from Single Family and Low Density Residential to Multi Family. July 17, 2001, an area approximately a third of a mile to the southwest of this site was changed from Single Family and Commercial to Park and Open Space as part of a large scale amendment to recognize existing parks and open spaces. MASTER STREET PLAN: North Shackleford Road is shown as a Collector on the plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements. BICYCLE PLAN: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. PARKS: According to the Master Parks Plan, this area is within an eight-block radius of a park. This location is about half a mile from Birchwood Park. It is also within three blocks of Terry Elementary School. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The Walnut Valley Neighborhood Action Plan covers this location. The Community Redevelopment Goal states the need to “maintain and reinvigorate existing retail areas to provide active retail for local residents.” ANALYSIS: This application has two parts: a northern portion that includes the current A Cut Above Building on Shackleford Road and a southern portion including the restaurants and other commercial sites on Shackleford Drive. The northern portion of the application area is currently planned for Single Family use. An area is zoned office with office and business uses is located on the site requesting a change. The site currently has commercial uses as September 14, 2006 SUBDIVISION ITEM NO.: 14. (CONT.) FILE NO.: LU06-02-04 3 accessory and conditional use. However, the change would also decrease the amount of Single Family planned area in the area. The change would introduce commercial use west of Shackleford Road. Currently Shackleford Road provides the line for Commercial Land Use. There is a single family neighborhood wet of Shackleford Road with a large commercial center to the east. The requested change would move the Commercial use area further to the west and into the area sown for the neighborhood. A large block of Community Shopping already exists to the east of this area with the large Kroger strip center. This center is a mix of commercial uses with a few office uses included. Generally, the center is fully leased, as is the rest of the general area. A change to Community Shopping on the west side of Shackleford could allow for the site to be rezoned without a Planned Zoned Development (PZD). Straight rezoning might allow a use for the area that would not be compatible with the adjacent residential area. Other land use categories would require a PZD, such as Mixed Use. A PZD might better protect the area’s residents because of the careful evaluation of heights, sounds, hours of operations, etc. This amendment would allow commercial uses to cross Shackleford and be adjacent to single family homes. Normally, a transition between such different uses is preferred. Staff expanded this application to include the area surrounded by Shackleford Drive, Shackleford Road and Markham Street. The expansion area is currently shown as Office on the Land Use Plan. The application area is zoned C3 General Commercial for the multiple restaurants, a hotel and a furniture store. The expansion would only serve to update the plan to reflect the current commercial uses. The resulting land use pattern would show Community Shopping on the north side of Markham Street from Bowman Road to Interstate 430. The expansion area would be buffered from the Single Family area to the north by an existing Office area in which the primary uses are office. This same area has just been studied in November 2005. The previous application was for this same area, but it also included a house on the north side of Beverly Hills. The application was denied. The current application area is limited to the current business area with land currently used for homes not included. Allowing Community Shopping to cross Shackleford Road could lead to additional pressures to convert the existing homes to the west. This is a small neighborhood of homes with only a limited number of homes. The change would also result in lining Shackleford Road with Community Shopping on both sides of the road, which could result in the negatives the City wishes to prevent by not allowing ‘strip commercialization’ of roads. The current zoning is office not commercial, so the current primary use should be office. This amendment would alter that. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Beverly Hills Property Owners Association. The Planning staff received two calls from property owners in the expanded area. Neither owner had any objections. September 14, 2006 SUBDIVISION ITEM NO.: 14. (CONT.) FILE NO.: LU06-02-04 4 STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (September 14, 2006) Walter Malone, Planning Staff reviewed the use pattern and Land Use Plan in the general area. While Staff agreed that the existing site was non-residential, Staff does not wish to have Commercial use cross Shackleford Road. This is an establish neighborhood and Staff is opposed to moving Commercial across the street and adjacent to the homes. Ms. James presented the Planned Zoning District application (see item 14.1 for a full minute record of the combined items). Mr. L.D. Vance in his presentation made clear that this site has never been anything other than non-residential, either office or commercial for over 20 years. After discussion of both items a motion was made to approve the Land Use Plan Amendment. By a vote of 0 for, 10 against, the amendment failed. September 14, 2006 ITEM NO.: 14.1. FILE NO.: Z-3419-C NAME: A Cut Above Short-form PCD LOCATION: Located at 302 North Shackleford Road DEVELOPER: Lynda Bowers and Associates 650 Edgewood Drive Maumelle, AR 72113 SURVEYOR: Arrow Surveying 550 Edgewood Drive, Suite 592B Maumelle, AR 72113 AREA: 0.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District with a CUP for a Beauty Salon ALLOWED USES: General and Professional Office and Beauty Salon PROPOSED ZONING: PCD PROPOSED USE: C-2, Shopping Center District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On November 10, 2005, the Little Rock Planning Commission denied a request to rezone the site from O-3 and R-2 to PCD to allow the construction of a second building on the site and to utilize C-2 uses as allowable uses for the site. The proposal included the development of 28,224 square feet of total land area and involved the construction of a second building on the site containing 3,444 square feet. The total building square footage proposed was 6,676 square feet. Thirty parking spaces were proposed to serve the development. No new curb cuts were proposed as a result of the development. The existing curb cuts along Beverly Hills Drive and Shackleford Road would continue to provide access to the development. September 14, 2006 SUBDIVISION ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C 2 A. PROPOSAL: The applicant is now proposing a rezoning of the site from O-3 to PCD to expand the allowable uses for the site. The request includes the allowance of C-2, Shopping Center District uses as allowable uses for the site. There are no modifications proposed to the existing building or parking areas. B. EXISTING CONDITIONS: The site contains a commercial building along with a paved parking area. There are commercial businesses located to the east across Shackleford Road and single-family residences located to the south and west. There is a veterinarian clinic and daycare center located to the north of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two informational phone calls from area residents. The Beverly Hills 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. The proposed land use would classify Beverly Hills Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Sidewalks with appropriate handicap ramps are required on Beverly Hill Drive to the property line in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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 this property. The placement of food service business will require the installation of grease trap facilities. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. September 14, 2006 SUBDIVISION ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C 3 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 dedicated CATA 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 rezoning from O-3, General Office District to Planned Commercial District to allow C-2, Shopping Center District uses. A land use plan amendment for a change to CS Community Shopping is a separate item on this agenda (LU06-02-04). Master Street Plan: Shackleford Road is shown as a Collector on the Master Street Plan. This street 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. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment Goal states that there is a need for existing retail to be revitalized to better serve area residents. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was not present. Staff presented an overview of the proposed development indicating the request was to change the allowable uses of the site to C-2 uses with no change to the building footprint or existing parking areas. Staff stated there were no outstanding issues associated with the request. There was no further September 14, 2006 SUBDIVISION ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C 4 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 August 24, 2006, Subdivision Committee meeting. The applicant is requesting C-2 uses as allowable uses for the site with no change to the existing building footprint or parking. The site contains a single story building with a gross floor area of 3,232 square feet and 29 parking spaces. There are two drives located on the site one from Beverly Hills Drive and the second along Shackleford Road. The applicant is not proposing any modifications to the existing driveway configuration as a part of the current application request. Staff is not supportive of the applicant’s request. The applicant is requesting C-2 uses as allowable uses for the site which is inconsistent with the City’s Future Land Use Plan for the site. The site has historically been a buffer between the intense commercial uses located to the east of Shackleford Road and the residential uses located to the west of the site. The office zoning allows for a buffer between the single-family homes and Shackleford Road and the commercial activities in the area. Staff does not support the expansion of the commercial activities abutting this residential neighborhood. The site is zoned O-3 with a conditional use permit to allow a beauty salon on the site. Staff feels the buffer of uses should be maintained and the neighborhood should be protected from encroachment of commercial activities. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Ms. Lynda Bowers addressed the Commission on the merits of the request. She stated she had met with the neighbors and only one stated opposition to the request. She stated the area was a commercial area extending from Mara Lynn to Chenal Parkway. She stated she had tried to market the site for an office use and the demand was not there for an office user. She stated the building was constructed as a commercial building and had been used for 24 years as a beauty salon. She stated the neighbors were concerned with traffic. She stated the site was not the cause of traffic through the neighborhood but the nearby school and motorist wishing to miss the traffic signal at Mara Lynn and Shackleford. She stated the request was for a deli which would generate traffic in the morning and evening only. She September 14, 2006 SUBDIVISION ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C 5 stated the business would not generate any additional traffic on the existing street because the traffic was not coming from the site. Mr. LD Vance addressed the Commission in support. He stated he owned the salon for 24 years and during the time he was there only five (5) complaints were filed. He stated three of which involved overgrown hedges. He stated once the complaints were received corrective measures were taken to correct the problem. He stated he purchased the property from the original owner 24 years earlier and the site was being used as an office use. He stated the area had not developed and Shackleford Road was a two (2) lane roadway. He stated to the front door of the salon to the front door of the first house in the neighborhood it was 300 feet. He stated from the front door of the salon to Back Yard Burger was 360 feet and a second eating place 345-feet. He stated the request was not out of line with existing distances in the neighborhood. He stated the site was not single-family and had not been single-family for 20 plus years. Ms. Joyce Butler addressed the Commission in opposition of the request. She stated her home was located on Beverly Hills Drive and the street experienced a great deal of traffic through the neighborhood. She stated the residents in the area were opposed to the request. She provided the Commission with letters and a petition in opposition of the request. She stated she had lived in the area for 35 years and the site had never been a commercial business. She stated the residents of the area were trying to make the neighborhood a better place by improving their homes and making the area a safe place to live. She stated she was concerned with the noise a commercial business would generate. She stated garbage collection in the area started around 4:00 am which was very noisy. She stated there were 85 restaurants within one mile of the neighborhood. She stated the neighborhood did not need another restaurant. She stated traffic did cut through the neighborhood and she feared for her grandchildren playing in the front yard because of the speed of the traffic. She stated the businesses referred to by the applicant backed up to non-residential uses and not a neighborhood. She stated the site was limited on parking. She stated on occasion patrons of the salon had parked on the street when there were no spaces on the site. She stated this was a concern of residence since it was difficult to see on coming traffic due to the curvature of Beverly Hills. She stated the neighborhood did not want the site to go commercial. She stated a new home was recently constructed in the neighborhood which she felt would only better the neighborhood by bringing in new investment. Ms. Ruth Bell of the Pulaski County League of Women Voters addressed the Commission in opposition of the request. She stated the area was feeling the impact of non-residential expansion as was the central part of the City. She stated there was a conditional use permit on the site to allow the salon. She stated the site was zoned office which allowed a transition between the neighborhood and the commercial activities to the east. She stated parking, dumpsters and fencing were concerns of the neighborhood. She stated it was inappropriate to allow a commercial use adjacent to a neighborhood. September 14, 2006 SUBDIVISION ITEM NO.: 14.1 (CONT.) FILE NO.: Z-3419-C 6 Commissioner Adcock stated the hours and traffic of a deli would be less than those of a salon. She stated traffic would be significant two times per day at lunch and in the evening. She stated with a salon the hours were from 7 am to 6 to 7 pm which would intrude into the residents quite time. Ms. Bell stated the restaurants in the area did not appear to have a lag time. She stated from her observation they were busy most of the day. Ms. Lynda Bowers addressed the Commission stating the hours would be limited. She stated the site was never single-family and was constructed as a commercial business. Mr. Vance addressed the Commission stating the hours of the salon were 7 am to 7 pm and one night a week until 10:00 pm. He stated Shackleford Road was a busy road and the placement of a restaurant would not generate any additional traffic through the neighborhood. There was a general discussion between the Commission and the applicant concerning the application request. The Commission stated with the allowance of C-2 uses for the site there were a number of uses they were not comfortable with allowing. The Commission questioned Ms. Bowers if she was willing to limit her application request. She stated she was wiling to limit the use to a deli. The Commission questioned if she was willing to limit the hours of operation. Ms. Bowers stated she was willing to limit the hours of operation to from 10 am to 8 pm. Staff stated uses of the site would be limited to O-3 uses, a salon and a deli. The Commission questioned if any limits would be placed on the dumpsters service. Ms. Bowers stated the hours of service would be limited to daylight hours. A motion was made to approve the request. The motion failed by a vote of 3 ayes, 7 noes and 1 absent. September 14, 2006 ITEM NO.: 15. FILE NO.: Z-4410-B NAME: Highway 10 Condominiums Revised Long-form PD-R LOCATION: Located on Cantrell Road, just west of Pleasant Ridge Road DEVELOPER: The Group LLC P. O. Box 13267 Maumelle, AR 72113 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 19.52 NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: 217 Units of Multi-family Housing PROPOSED ZONING: Revised PD-R PROPOSED USE: 200 Units of Condominium Housing VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 16, 2005, the Little Rock Board of Directors adopted Ordinance No. 19,372 establishing Highway 10 Apartments Long-form PD-R. The approval allowed for the development of 217 units contained in nine apartment buildings along with an office/pool facility and 336 parking spaces. The total site area contained 19.5 acres and the eastern 9.2 acres was to remain undisturbed and in its present wooded state. Due to the slope of the site, retaining walls were proposed throughout the site. None of the walls were proposed to exceed the height allowed by the code. A. PROPOSAL: The current request includes a revision to the existing PD-R to allow the construction of three residential condominium structures along the north side of the 12,000 Block of September 14, 2006 SUBDIVISION ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B 2 Cantrell Road. The proposed development will include two to three mid-rise towers of no more than six livable floors each that will be built in as many as three difference phases and include approximately 200 owner occupied units. Covered parking around and underneath the structures will accommodate approximately 330 automobiles. The development is proposed as a gated development with a single gated entrance from Cantrell Road and an emergency access gate located near the eastern perimeter. Careful attention is proposed to minimize the impact to the existing green space while maintaining a green belt along the roadway. The structure will legally consist of a Horizontal Property Regime to allow for individual ownership governed by a forum created by a Property Owners Association with an elected Board of Directors. By building on the lower portion of the property and utilizing a mid-rise design, any view of the towers from Walton Heights neighborhood will be minimized. The majority of the property will be improved with lighted walking trails and benches that wander throughout the vast green space that will be untouched as a benefit of building up. After the improvements are completed to the green space, a conservation easement will be placed to prevent future development and preserve the natural beauty of the property while ensuring that the development does not encroach on the views from the Walton Heights neighborhood. The development includes 57 one bedroom units, 96 two bedroom units, 32 three bedroom units and 15 penthouse units. B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The property has an average slope of approximately 27 percent up from Cantrell Road. Single-family homes are located at the top of the slope, to the north of the site. Multi-family and commercial developments are located across Cantrell Road to the south. A small piece of undeveloped R-2 zoned property is adjacent to the east. Farther to the east are office buildings, a fire station and a church. A utility substation and a new office building are located to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Walton Height/Candlewood, Pankey, Piedmont and Pleasant Forest Neighborhood Associations, 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. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. September 14, 2006 SUBDIVISION ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B 3 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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. A variance is required to be obtained for grading and clearing that portion of the property where construction is not imminent. 5. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). 6. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces or 2-15 foot vertical terraces) is permitted however additional development areas may be constructed a minimum of 150 feet in width at a slope no more than 8 percent. A maximum 30 feet of fill or excavation may again be utilized. 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. Extra erosion control measures should be installed because this property drains into Piedmont Pond. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on the east must be removed due to insufficient distance from the western driveway. The circle driveway should be at a 90 degree angle with Highway 10. The gate and entrance driveway should be configured to provide vehicles not allowed to enter sufficient space to turnaround without backing up. 10. Widening of 10 feet is required to provide for a left turn lane from Highway 10. Contact Bill Henry in Traffic Engineering at 379-1816 for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please submit two copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding September 14, 2006 SUBDIVISION ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B 4 procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. Gates must maintain a minimum opening of 20-feet. 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 Multi Family for this property. The applicant has applied for a Revised Long form PD-R to amend a previously approved Planned Residential Development to now allow the placement of 200 units of condominium housing as opposed to an apartment development on the 12.98 acre site. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require 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 Road since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The infrastructure goal states a need for sidewalks on Cantrell Road from North Rodney Parham to Highway 300. They also ask that developers be required to install underground utilities on all new developments. September 14, 2006 SUBDIVISION ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B 5 Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands are to be evenly distributed throughout the site. 3. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. 4. The plan appears to meet the minimum land use and street buffer requirements. 5. Berming is encouraged along Scenic Highway 10. 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: (August 24, 2006) The applicant 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 requested the applicant provide the total building height in the general notes section of the site plan, provide details of any proposed signage and the location of the proposed dumpster facilities. Staff also questioned the future plans for the property located to the east. Staff requested the applicant provide building elevations for the proposed structures. Public Works comments were addressed. Staff requested the applicant provide details of the proposed grading activities on the site. Mr. Tim Daters stated grading would be phased with the building construction. He stated the grading activities would extend beyond the phase of building construction but would be minimal. Staff requested Mr. Daters provide a detailed grading plan for review. Staff stated detention would be required on site. Staff also stated care should be taken at the time of development to ensure there was no contamination of Piedmont Lake. Staff stated the indicated drives should be redesigned to limit conflicts with persons entering and exiting the site. Landscaping comments were addressed. Staff stated building landscaping would be required with the construction of the new structures. Mr. Daters stated the areas for September 14, 2006 SUBDIVISION ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B 6 building landscaping were limited. Staff stated there was flexibility with this requirement and stated they would work with him on this issue. Staff noted the Highway 10 Design Overlay District requirements would apply to the site as well as the Landscape Ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has provided details of the proposed signage, the total building height and details of the proposed use for the property located to the east. The applicant has also indicated the dumpster facilities and provided building elevations for the proposed development. The site plan indicates the placement of a single ground mounted monument style sign The sign is proposed consistent with signage allowed per the Highway 10 Design Overlay District or a maximum of six feet in height and seventy-two square feet in area. The buildings are proposed as seven (7) story buildings not to exceed 75-feet in height. With the size of the tract and the amount of setback provided, the slope of the property and the area of undisturbed buffer on the north, the buildings are below the view of the residential property on the ridge to the north. There is one level of parking under the buildings and six levels that contain living units. Phase 1 is proposed with a maximum of 73 units in one building and Phase 2 will have a maximum of 127 units in either one or two buildings. The site plan indicates approximately 160 under-building parking spaces and 174 surface parking spaces. Based on the minimum parking required for a multi-family development 300 parking spaces would typically be required. The indicated parking is more than adequate to serve the development. According to the applicant careful attention is proposed to minimize the impact to the existing green space while maintaining a green belt along the roadway. The site plan indicates the area to the east to be developed with a series of walking trails and benches for a passive park area to serve the residents. The applicant has indicated a conservation easement will be placed on this area to eliminate any future development of this area. The site plan indicates the placement of a 40-foot landscape strip along Cantrell Road and a 100-foot building setback as required per the Highway 10 Design Overlay District. Landscape plantings including 15 American Hollys, 34 Thorny Elaengus and 39 Leyland Cypress will be added to the rear of the building to screen the rear of the building from the Walton Heights neighborhood. September 14, 2006 SUBDIVISION ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B 7 A variance from the Land Alteration Ordinance to allow increased wall height along the rear portion of the development area has not been requested. The site plan indicates the placement of three terraced walls along the western end of the development area with a total height of 40-feet, complying with the Land Alteration Ordinance. Grading will be phased with the building construction. A variance to allow grading outside the bounds of the Phase 1 development is being requested. Grading of the Phase 1 development area will extend into the limits of Phase 2 development area but not encompass the entirety of the Phase 2 development area. According to the applicant the disturbed area outside the bounds of the developed area will be restored per the Land Alteration Ordinance minimum requirements. Staff is supportive of the applicant’s request. The site is proposed with the development of three mid-rise towers with six livable floors of approximately 200 owner occupied units and the lower floor with covered parking to accommodate approximately 160 automobiles. Surface parking has been minimized to limit the impact on the site. The site contains 19.5 acres with 6.52 acres being developed as a passive park area and held as a conservation easement to eliminate any potential for future development. The building coverage proposed is 51,606 square feet and the parking coverage proposed is 110,410 square feet. This results in less than 20 percent of the site being developed maintaining the existing natural state and vegetation on the remainder of the site. The adopted Land Use Plan recommends multi-family for the site. The density under this development is 10.25 units per acre, just above the level of low density residential which tops-out at 10 units per acre. Staff feels leaving portions of the site as undeveloped and providing undisturbed areas along the corridor help to assure the site’s compatibility with the Highway 10 Design Overlay District. Staff believes the development is compatible with uses and zoning in the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the requested variance from the Land Alteration Ordinance to allow advance grading of a portion of the Phase 2 area with the development of Phase 1. PLANNING COMMISSION ACTION: (September 14, 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, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance from the Land Alteration Ordinance to allow advance grading of a portion of the Phase 2 area with the development of Phase 1. Staff stated the applicant had amended their September 14, 2006 SUBDIVISION ITEM NO.: 15 (CONT.) FILE NO.: Z-4410-B 8 request to include a variance from the Land Alteration Ordinance to allow an increased wall height along the northern perimeter of the site development area. Staff stated the applicant had provided them with a development plan for the constructions of the walls which exceed the allowable heights per the current ordinance. Staff stated they were supportive of the allowance of the variance request from the Land Alteration Ordinance to allow an increase wall height as proposed There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 16. FILE NO.: Z-6532-D NAME: Lot 6 Chenal Heights Revised Long-form PD-R LOCATION: Located on the Northeast corner of Chenal Heights Circle and Chenal Heights Drive DEVELOPER: ATRSRP, LLC c/o Chris Barrier 425 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 72.0 acres NUMBER OF LOTS: 8 FT. NEW STREET: 2300 CURRENT ZONING: PRD ALLOWED USES: Retirement Village Development PROPOSED ZONING: Revised PRD PROPOSED USE: Retirement Village Development – Lot 6 Nursing Home BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned the site from R-2 and MF-18 to PRD to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village – Long-form PRD. The proposal included the rezoning of 71.9 acres from R-2 and MF-18 to PRD to allow for the development of the Arkansas Teachers Retirement Village, a stepped-care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D 2 There were 23 independent living cottages located within the western portion of the property, with the main retirement center located within the center and eastern portions of the property. The following was a synopsis of the proposed project: Main Facility Independent living – 300 units, 4 stories Assisted living – 100 units, 4 stories Skilled nursing facility – 100 beds, 2 stories Alzheimer facility – 30 beds, 1 story Village Center and Activities – 44,000 square feet, 1 story 523 parking spaces Independent Living Cottages: 23 cottages Cottage garages – 34 parking spaces On-street visitor parking at cottages 46 spaces A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property, near the cottages. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the project. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City’s requirements in the restoration of the site and the developer’s obligations were met. A proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PRD zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi-unit residential retirement facility as approved on the original PRD. September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D 3 Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PRD to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114 bed skilled nursing facility. The development included 90 staff positions. The day shift was proposed with approximately 34 staff and consultants, the evening shift with approximately 27 staff and consultants and the night shift with approximately 15 staff. This included Arkansas Hospice Staff. A. PROPOSAL: The applicant is now proposing a revision to the previously approved PD-R for Lot 6 to increase the number of allowable beds for the nursing home facility. The previous approval allowed for 114 beds and the applicant is now proposing 140 beds. The site plan includes the placement of 93 parking spaces to serve the facility. There are no other changes to the previously approved PD-R proposed. B. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. Site work has begun on Lot 1 of the subdivision to allow the construction of a elderly housing facility. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Margeaux Place Property Owners Association, all property owners located within 200-feet of the site and all residents located within 300-feet of the site who could be identified were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Lot 6 must share a single driveway access with Lot 5 centered on the property line. The width of driveway must not exceed 36 feet. September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D 4 3. The shared driveway should be placed in an access easement. 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 main extension required with easements. Contact the Little Rock Fire Department at 918-3700 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please submit two copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. 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: Place fire hydrants per code. On site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3700 for additional information. September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D 5 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 Multifamily for this property. The applicant has applied for a revision of a previously approved Planed Residential Development to allow the placement of a 140 bed nursing home facility on this 7.27 acre site. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Heights Drive and Chenal Heights Circle are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Chenal Valley Drive is shown as a Collector on the Master Street Plan, and a Collector functions as a connection between local streets and arterials. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bike route is shown on Chenal Valley Drive. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The 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 zoning buffer ordinance requires an average of forty feet (40’) and in no case less than half street buffer along Chenal Heights Circle. 3. The zoning buffer ordinance requires an average of twenty-seven feet (27’) and in no case less than half street buffer along Chenal Heights Drive. 4. It appears that a portion of the proposed parking lot is located within this area. 5. Property to the north is zoned residential, therefore, the zoning ordinance requires forty (40’) foot wide land use buffer along the northern perimeter the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 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. September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D 6 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated the site plan indicated a maximum of 80 parking spaces and the ordinance typically required the placement of 140 parking spaces. Staff requested the applicant provide additional parking or provide a detailed explanation as why the parking was not needed. Staff requested the applicant provide the total staff per shift, the total building square footage and details of any proposed fencing. Staff also requested the applicant provide details of any proposed signage. Public Works comments were addressed. Staff stated the southern-most drive did not meet minimum ordinance standard. Staff requested the drive be relocated and placed as a shared drive with the adjoining lot. Landscaping comments were addressed. Staff stated street buffers would be required along Chenal Heights Drive and Chenal Heights Circle. Staff stated the indicated buffers did not appear to meet the minimum ordinance standard. Staff stated the buffer along the southern perimeter and the parking lot was not sufficient to meet minimum ordinance standard. Staff stated the buffer to the north appeared to meet the minimum ordinance standard. 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 August 24, 2006, Subdivision Committee meeting. The applicant has provided staff with an explanation regarding the reduced number of parking spaces and has provided a shared drive with Lot 5 on the proposed site plan. Landscaping has also been increased to allow adequate street buffers along Chenal Heights Drive and Chenal Heights Circle. According to the applicant historically parking required for a nursing home facility is based on the number of employees and they have seen parking range from 60 to 80 spaces for a facility of the proposed size with excellent results. The owner of the facility estimates the number of employees on each shift will be 56 (day), 22 (evening) and 12 (night). The peak need for parking is during shift change which is phased from September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT.) FILE NO.: Z-6532-D 7 3:00 pm to 5:00 pm Monday through Friday. Weekends have fewer staff resulting in a lesser parking demand. The nursing staff changes at 3:00 pm while the administrative and rehabilitative staff changes at 5:00 pm. The number of visitors typically ranges from five (5) to ten (10) and peaks on weekends and in the evenings, after 6:00 pm, when the staff levels are lower. The owner is requesting the allowance of a reduced number of parking spaces than typically required to increase the on-site green space and provided less unused parking to enhance the beauty of the site. The site plan indicates a shared drive located between Lots 5 and 6. The applicant has indicated negotiations are taking place between the two lot owners to provide access in this location. The developer has indicated a desire to relocate the drive off the property line if an acceptable agreement cannot be reached between the two parties. According to the applicant the drive will provide access to the service entrance and provide limited employee parking resulting in limited trips in and out per day. Staff is supportive of this request. Staff is supportive of the request. Staff feels the proposal to revise the previously approved PD-R for Lot 6 to increase the number of allowable beds from 114 to 140 for the nursing home facility will have minimal impact on the area. Staff feels the proposed parking should be adequate to serve the needs of the facility based on the applicant’s explanation and their history with developing this type facility. 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: (September 14, 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 above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 17. FILE NO.: Z-7603-C NAME: 14910 Cantrell Road Short-form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: Steve Hockersmith 14910 Cantrell Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 7.93 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. Based on comments received at the August 24, 2006, Subdivision Committee meeting the applicant has submitted a revised site plan to staff changing the overall development proposal and eliminating a portion of land area included in the application request. Staff recommends this item be deferred to the October 26, 2006, public hearing to allow staff time to review the revised site plan and allow the Subdivision Committee to comment on the revised site plan. September 14, 2006 SUBDIVISION ITEM NO.: 17. (CONT.) FILE NO.: Z-7603-C 2 PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating based on comments received at the August 24, 2006, Subdivision Committee meeting the applicant had submitted a revised site plan to staff changing the overall development proposal and eliminating a portion of land area included in the application request. Staff presented a recommendation the item be deferred to the October 26, 2006, public hearing to allow staff time to review the revised site plan and allow the Subdivision Committee to comment on the revised site plan. 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. September 14, 2006 ITEM NO.: 18. FILE NO.: Z-7898-A NAME: Cross Street Elderly Housing Revised Short-form PD-R LOCATION: Located at 1022 Cross Street DEVELOPER: Clarshun Beyah 1903 Marshall Street P.O. Box 166002 Little Rock, AR 72216 ENGINEER: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 0.51 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two Family Residential District ALLOWED USES: Single-family and Two Family Residences PROPOSED ZONING: PD-R PROPOSED USE: Two Duplex Units VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,406 adopted by the Little Rock Board of Directors on September 20, 2005, established Cross Street Elderly Housing Short-form PD-R. The applicant proposed the rezoning of three lots located on the northwest corner of 11th Street and Cross Street from R-4 to PD-R to allow the development of four units of elderly housing contained in two duplex structures. The development would occur on two of the lots with the remaining lot being left vacant for future development. The applicant indicated single-family or two family as possible future uses for the vacant lot. A tenant vegetable garden was proposed as a part of the development. September 14, 2006 SUBDIVISION ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A 2 A. PROPOSAL: The applicant is now proposing a revision to the previously approved PD-R to allow a small portion of the site to be removed from the overall approval area. The property is a 42.5-foot by 64-foot area located along the eastern portion of the site. The approved site plan indicates this area as a tenant vegetable garden for the residents of the duplex units. The property owner located to the north of the garden area is seeking to purchase this land area and include the area in their existing lot through a replat. All other portions of the PD-R will remain as were previously approved. B. EXISTING CONDITIONS: The site is vacant and grass covered. The site is located in an area, which is predominately single-family with a scattering of two family homes. Most of the homes appear to be occupied with only one or two being boarded. The area appears to be a stable residential neighborhood. Other uses in the area include a church, an elementary school, office and commercial uses all located to the northeast and northwest of the site along West 10th Street abutting I-630. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Downtown Neighborhood Association, along with all property owners located within 200-feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Cross and 11th Streets. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center-Point Energy: No comment received. September 14, 2006 SUBDIVISION ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A 3 AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding connection of these sites to water. 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 Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a PD-R. The request does not require a change to the Land Use Plan. Master Street Plan: Cross and 11th Streets are shown as local streets on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets 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. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. A Class II route is shown along MLK and a Class III routes are shown along Daisy Bates and State Streets. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Downtown Neighborhood Action Plan. The Housing goal has this objective relevant to this case: Increase owner-occupied homes from 37 percent to 60 percent of our residential housing units. This reversion to R-2 single family could increase home ownership. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Street trees are recommended along both South Cross Street and West 11th Street. September 14, 2006 SUBDIVISION ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A 4 G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was not present. Staff presented the item indicating there were no outstanding technical issues associated with the request. Staff stated the request was a partial revocation of the previous PD-R zoning to allow an adjoining property owner to purchase a portion of the site to increase their rear yard area. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request remaining from the August 24, 2006, Subdivision Committee meeting. The proposal is to allow a portion of the approved PD-R land area to be removed from the approved site plan and allow for future sale of the area to an adjoining property owner. An area identified as the east 64 feet of Lot 9 will be sold to the property owner of Lot 6 to be included in their existing lot through a replat. The existing lot contains 3,200 square feet and the additional area contains 2,720 square feet. Staff is supportive of the request. Staff does not feel the removal of the open space area will negatively impact the future residents of the proposed duplex units. Per the PD-R Zoning District (Section 36-460(h)(1)) a minimum of ten to fifteen percent of the gross planned residential district areas shall be designated as common usable open space. The site plan indicates Lot 7 as undeveloped which contains approximately 4,300 square feet. Per Section 36-460(h)(2)) single-family, duplex, zero lot line and townhouse developments shall have a minimum of five hundred square feet of usable private open space per unit. Each of the proposed units have a front yard area and a small side and rear yard area designated as open space. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the removal of the proposed garden area will have minimal impact on the residents of the development and each have adequate open space and outdoor living area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. September 14, 2006 SUBDIVISION ITEM NO.: 18 (CONT.) FILE NO.: Z-7898-A 5 There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 19. FILE NO.: Z-7969-A NAME: LaPalapa Revised Short-form PCD LOCATION: Located at 6100 Stones Road and 18321 Cantrell Road DEVELOPER: Ross Phillips 34 Vista Drive Little Rock, AR 72210 ENGINEER: Crafton, Tull and Associates, Inc. 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.0 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD and R-2, Single-family ALLOWED USES: Restaurant and Single-family PROPOSED ZONING: PCD PROPOSED USE: Restaurant, Single-family and C-1 uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. September 14, 2006 SUBDIVISION ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A 2 A. PROPOSAL: The applicant is now proposing a revision to the previously approved PCD to allow an existing residential structure located on the site currently zoned R-2, Single-family to be included in the previously approved PCD area. The applicant has indicated C-1, Neighborhood Commercial District uses as allowable uses for the site. There are no other changes proposed to the previously approved PCD. The site is located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. The site is currently connected to the City’s wastewater collection and treatment system. B. EXISTING CONDITIONS: The site contains a restaurant and a single-family structure located adjacent to Highway 10 with several manufactured homes located on the rear portion of the site. There is a daycare center located to the west of the site on property zoned PD-O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City’s Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant O-3, General Office District zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site, all residents located within 300 feet of the site, who could be identified, along with the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Stones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. 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. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Cantrell Road and Stones Road including 5-foot sidewalks with planned development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Cantrell Road and Stones Road. 5. Driveway locations and widths do not meet the traffic access and circulation September 14, 2006 SUBDIVISION ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A 3 requirements of Sections 30-43 and 31-210. The lot must have a single driveway access in the middle of the property. The width of driveway must not exceed 36 feet. No access is allowed near the intersection. The parking configuration will have to be altered due to relocating the driveway. For further information, contact Bill Henry, Traffic Engineering, at 379-1816. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way including parking and landscaping. 8. Driveway on Stones Road should be exit only. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The property is located outside the City limits of Little Rock. Approval from the Little Rock Board of Directors is required prior to connecting to the wastewater system. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the development. County Planning: Site redesign approved as submitted. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. September 14, 2006 SUBDIVISION ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Business Node for this property. The applicant has applied for a Revision to a PCD to allow additional uses. 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 and Stones Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: A Class II is shown along Cantrell Road at this property. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The 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. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts; it is recommended the design of this area encompass the City’s minimum landscape and buffer ordinance requirements. The Highway 10 Design Overlay District requires a forty foot (40’) landscaped area along Highway 10. In doing so, it would tremendously improve the aesthetics of one of the most scenic highways in the area while also improving the site and overall circulation of the site would improve. 3. An automatic irrigation system will be required for any new landscaped areas. 4. Berming is encouraged along Scenic Highway 10. 5. Sensitivity to the neighboring homes is also encouraged. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. September 14, 2006 SUBDIVISION ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A 5 G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented the item indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide a note concerning the required dumpster screening. Public Works comments were discussed. Staff stated the two existing drives should be eliminated and one drive centered on the property frontage should be constructed. Staff also stated half street improvements should be constructed to Stones Road per the Master Street Plan. Staff stated a 20 foot radial dedication would be required at the intersection of Stones Road and Cantrell Road. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay typically required a 40-foot landscape strip along the highway frontage. Staff requested the applicant provide additional landscaping to meet the typical minimum ordinance standard. Staff also stated landscaping would be required along Stones Road. Staff stated the ordinance typically required the placement of 25-feet of landscaping around the perimeters of the site. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has revised the site plan to include landscaping along Highway 10, relocated the drive to the center of the property and indicated the proposed signage on the site plan. The signage proposed is a ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. The Highway 10 Design Overlay District allows for a development signage to be as indicated by the applicant’s proposal. Building signage is proposed with a maximum of ten (10) percent of the façade area as typically allow in commercial zones. There is an existing pole mounted sign located near the western property line. Staff recommends this sign be removed with the construction of the new monument sign. Landscaping has been indicated along Highway 10. Currently the site does not have any landscaping in place along the roadway. A portion of the landscaped area drops below the typically required 40-foot minimum landscape strip. The eastern portion of the property indicates the placement of a 33-foot landscaping strip. Staff is supportive of the allowance of this reduced landscape strip in this area. As stated, currently there is no landscaping in place along the roadway. Staff feels the landscaping as proposed September 14, 2006 SUBDIVISION ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A 6 will enhance the site by allowing landscaping along Highway 10 which has previously been nothing but asphalt. The existing restaurant building contains 3,200 square feet and was previously approved a deck addition totaling 1,600 square feet. The structure located on the eastern portion of the site contains approximately 2,000 square feet and a 600 square foot deck is proposed. The applicant is requesting C-1, Neighborhood Commercial uses as allowable uses for the site. A restaurant is an allowable use under this zoning classification. Based on the minimum parking required for each of the structures being used as restaurants, 74 parking spaces would typically be required. If the site were to develop with a C-1, Neighborhood Commercial use other than a restaurant 56 parking spaces would typically be required. The site plan indicates the placement of 67 parking spaces. Staff is supportive of the parking as shown. The revised site plan indicates the extension of Stones Road along the eastern perimeter of the site as requested by staff. The road has been indicated with a minimum pavement width of 18-feet for one-half of a commercial street standard. The site plan indicates the placement of a dumpster along the southwestern portion of the site. This location is located adjacent to single-family homes fronting Norton Road. Staff feels the dumpster should be relocated on the site away from the adjacent residential homes. In addition the applicant has not placed limits on the proposed hours of service of the dumpster. Staff feels the dumpster hours should be limited to 7:00 am to 7:00 pm seven days per week. Staff is supportive of the request. The applicant is proposing a revision to a previously approved PCD to allow an additional structure to be included within the approved zoning area. The applicant is not proposing any other modifications to the previously approved zoning. All previous comments and conditions continue to apply to the current application request. To staff’s knowledge there are no outstanding issues associated with the request. The site is located in an existing Business Node. Staff feels the conversion of the existing structure to a commercial use utilizing C-1 uses as allowable uses should have minimal impact on the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the dumpster be located within the applicant’s site and away from the adjacent residential uses to the west. Staff also recommends the hours of service of the dumpster be limited to 7 am to 7 pm daily. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. September 14, 2006 SUBDIVISION ITEM NO.: 19 (CONT.) FILE NO.: Z-7969-A 7 Mr. Ross Phillips addressed the Commission on the merits of the request. He stated he was willing to move the dumpster as requested by staff and limit the hours of dumpster service. He stated all improvements would be completed per the staff recommendation. Ms. Alicia Finch addressed the Commission stating reservations of support. She stated the neighborhood was concerned with any change in use in the area. She stated by changing the use traffic was being added to an already congested area. She stated the neighborhood’s main concern was waste management. She stated the restaurant was connected to the City’s wastewater treatment system but the six mobile homes were not. She stated with the placement or relocation of six homes on the rear portion of the site the neighborhood’s concern was how the waste would be disposed of. She stated the neighborhood also had concerns with the domino effect how the rezoning would effect properties in the area. Ms. Janus Arog addressed the Commission in opposition of the request. She stated the Aberdeen Neighborhood was located to the north of the site and any negative impact to the Maywood Neighborhood also affected her neighborhood. She stated the concern was the placement of six manufactured homes on the rear portion of the property was a concern of both the Maywood and Aberdeen Neighborhoods. Mr. Phillips stated the house site would be connected to the City’s wastewater system if the City desired. He stated the manufactured homes were located on septic systems and had been functioning a number of years with the current disposal. He stated the manufactured homes would continue to use septic systems for wastewater collection and treatment. The Commission questioned Mr. Phillips as to the improvements being requested by the City and his willingness and ability to complete the improvements. Mr. Phillips stated he was aware of the request and felt he could complete the improvements and still make the project work. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. September 14, 2006 ITEM NO.: 20. FILE NO.: LU06-18-05 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: 19618 Lawson Road Request: Single Family to Service Trades District Source: Pat McGetrick, McGetrick Engineering PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Single Family to Service Trades District. Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve office service or industrial businesses. The accompanying Planned Zoning District requested is for a Contractor’s Yard. Staff is not expanding the application since Staff could not determine a logical area of expansion. EXISTING LAND USE AND ZONING: The application property is rural. It is currently zoned R2 Single Family and is two acres ± in size. The northern portion of the property is wooded while the southern portion has a single- family residence on it. The site is outside of the city limits, and it is surrounded by rural land. Most of this area is zoned R2 Single Family with some AF Agricultural and Forestry zoning, and single family residences are scattered along Lawson Road. The City zoned these areas as part of the initiation of extra-territorial zoning. To the southwest of the area is one tract of Planned Commercial Development. Along Lawson Road both to the east and west are a few legal, non-conforming uses zoned R2 Single Family. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The application area and most of the acreage surrounding it is planned for Single Family Residential. To the east of this site on the south side of Lawson Road is planned Public Institutional for a church, and to the west of this site is Park and Open Space for McHenry Creek. Approximately half a mile east on Lawson Road is planned for Office use surrounding the David O. Dodd intersection. July 20, 2004 a change was made from Mixed Use to Mixed Office Commercial along the north side of 36th Street between Bowman Road and I-430, about a mile east of the site. This change was made as a result of a rezoning request for office zoning. April 6, 2004 a change was made from Single Family to Suburban Office at the southeast corner of Kanis and Pride Valley Road, over two miles to the north of the site. This change was for redevelopment of a structure for an office use. September 14, 2006 SUBDIVISION ITEM NO.: 20. (CONT.) FILE NO.: LU06-18-05 2 February 4, 2003 a change was made from Multifamily to Mixed Office Commercial south of Brodie Creek west of I-430, about a mile to the northeast of the site. This change was made to incorporate all the land south of Brodie Creek into one large proposal for a shopping center development. MASTER STREET PLAN: Lawson Road is shown as a Minor Arterial on the plan. The primary function is to move vehicles through and area the area, not to provide access to adjacent properties. These roads tend to be four or five lane roads with sidewalks on both sides. Currently this section of Lawson Road is not built to standard. Additional right-of-way and street improvements will likely be required as part of the development process. BICYCLE PLAN: The Master Street Plan, Bicycle section, shows a Class I Bike route along Mc Henry Creek to the south and south west of the site. A Class I bike route has a separate paved path for the sole use of bicycles. PARKS: The Little Rock Parks and Recreation Master Plan does not indicate that the site is within 8- blocks of an existing public or private park or open space. However the Plan’s ‘Take it to the Extreme’ Trail is proposed to follow McHenry Creek in this area and with this addition the site would meet the Plan’s 8-block goal. 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 application area is outside of the city limits but is within the Little Rock Planning and Zoning area. The section of Lawson Road from Church to McHenry Creek is a typical rural development pattern near an urban area. It is primarily single-family homes along the road with a scattering of non-residential uses. The use pattern has been in place for many decades. Lawson Road is classified as a Minor Arterial road. It is currently two lanes with open ditches. The arterial design standard is for four lanes with curb and gutter and sidewalks. Additional right-of-way will be required with redevelopment and widening is likely. The City policy for land use is to develop using the ‘node’ concept, which means retail, commercial and businesses should be grouped together around major intersections. These types of uses should not line major roads. This is done in part to reduce traffic issues along September 14, 2006 SUBDIVISION ITEM NO.: 20. (CONT.) FILE NO.: LU06-18-05 3 the major roadways. The application site is almost a mile from the Lawson Road/Colonel Glenn/Bowman Road intersection. This area has been developed as a commercial node. Two miles to the west of the application site is another major intersection at Lawson Road and the West Loop. Lawson Road is a major road and the non-residential uses should be clustered or grouped at these major intersections, not along the roadway. The recent addition of single-family homes indicates a continuing demand and desire for residential along Lawson Road. In this section of Lawson Road the primary use is Single Family. There are a couple of nonresidential uses in the general vicinity, but they existed prior to the City implementing land-use regulations (zoning) in the area. The City has allowed the expansion of one of these uses via the Planned Zoning District process. However, since this new application is not an existing use, the land use should continue to show Single Family for future residential development. Also, this area was just reviewed in the last year, and this application is very similar to that request which was not approved. NEIGHBORHOOD COMMENTS: Notices were sent to the Crystal Valley Property Owners Association. No comments have been received at this time. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The plan calls for Single Family in this area, and a Service Trades District would create an island of high intensity use. PLANNING COMMISSION ACTION: (September 14, 2006) Walter Malone, Planning Staff reminded the Commission that they had seen this recently and in Staff’s opinion for the Land Use Plan nothing had changed. The area is still rural in nature, predominately single-family with a scattering of businesses on a two-lane road. Ms. James presented the Planned Zoning District application (see item 20.1 for a full minute record of the combined items). The applicant did state there are existing businesses in the area and with the road becoming four-lane in the future it would become commercial in the future. After discussion of both items a motion was made to approve the Land Use Plan Amendment. By a vote of 1 for (Laha), 9 against, the amendment failed. September 14, 2006 ITEM NO.: 20.1. FILE NO.: Z-8008-A NAME: Alessi-Keyes Short-form PCD LOCATION: Located in the 13300 Block of Lawson Road DEVELOPER: Alessi-Keyes 15 Shackleford Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 2.0 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: Contractor’s office and storage yard VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On May 11, 2006, the Little Rock Planning Commission denied a request to rezone this 2.0 acre site from R-2, Single-family to PCD to allow a contractor’s office and storage yard to locate on the site. The site plan indicated the existing structures would be removed from the site and a new 3,000 square foot office building and 3,000 square foot warehouse building would be added to the site. The site plan indicated future construction of an additional 4,200 square feet of warehouse space. A covered storage area was indicated for immediate construction and a second covered storage area was indicated for future construction. An area of open storage was also indicated. The proposed building construction materials were brick and metal siding. The days and hours of operation were proposed as 7:00 am – 6:00 pm Monday through Saturday. The denial was appealed to the Little Rock Board of September 14, 2006 SUBDIVISION ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A 2 Directors but the applicant failed to perfect their appeal therefore the Board of Directors could not hear the appeal request. A. PROPOSAL: The applicant is now proposing the development of the site as a contractor’s office with indoor storage. The applicant has reduced the proposed building construction area on the site plan. The immediate plan includes the construction of a 4,200 square foot office building and a 3,000 square foot warehouse facility. The site plan indicates the placement of future additional warehouse space totaling 4,200 square feet. The days and hours of operation proposed are from 7:00 am to 6:00 pm Monday through Saturday. The building is proposed as brick and metal siding. A total of 21 parking spaces have been indicated on the proposed site plan. No open storage is proposed with the current request. B. EXISTING CONDITIONS: The site contains a single-family structure currently in disrepair. There are a number of trees on the site located near the rear of the property. The area is primarily residential with a few non-residential uses, which appear to have been in the area for a number of years. South of the site is a contractors office and storage yard and east of the site is an electrical contractor’s office and storage yard. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two informational phone calls from area residents. All property owners located within 200-feet of the site, all residents who could be identified located within 300-feet of the site along with the John Barrow Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with the planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health concerning the proposed wastewater treatment system. September 14, 2006 SUBDIVISION ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A 3 Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If this becomes a commercial structure, contact Central Arkansas Water to change the rate classification on this account from domestic to commercial. 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). Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the development. County Planning: A driveway permit is required from Pulaski County Road and Bridge. Contact Pulaski County Planning at 340-8260 for additional information. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 Single-family to Planned Commercial Development to allow the placement of a contractor’s office and storage yard on the site with limited outdoor storage of equipment and materials. A land use plan amendment for a change to Service Trades District is a separate item on this agenda (LU06-18-05). Master Street Plan: Lawson Road is shown as a Minor Arterial on the Master Street Plan. The street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Lawson Road since it is a Minor Arterial. Bicycle Plan: The Master Street Plan, Bicycle section, shows a Class I Bike route along McHenry Creek to the south and south west of the site. A Class I bikeway is September 14, 2006 SUBDIVISION ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A 4 built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The landscape and zoning buffer ordinance require a nine foot wide (9’-0”) land use buffer next to the residentially zoned properties along the eastern and western perimeters of the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The zoning buffer ordinance requires an average of thirty-one foot (31’) and in no case less than half street buffer along Lawson Road. The plan appears to meet this minimum requirement. 4. The zoning buffer ordinance requires a thirty-one foot (31’) wide land use buffer along the northern perimeter of the site next to the residentially zoned property. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 5. The proposed parking lot width can be reduced five (5) additional feet; minimum being sixty feet (60) which will allow for additional green space. 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: (August 24, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development stating there were outstanding technical issues associated with the request which needed addressing. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide a building elevation of the proposed building. Public Works comments were addressed. Staff stated right-of-way dedication and street construction would be required per the Master Street Plan. Landscaping comments were addressed. Staff stated the site plan appeared to meet the minimum ordinance standard. Staff noted irrigation would be required to water landscaped areas. September 14, 2006 SUBDIVISION ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-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 submitted a revised site plan to staff addressing the technical issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has indicated a single development sign consistent with signage allowed in office zones. The request is for the placement of a contractor’s office and storage yard on this 2.0 acre site located outside the City Limits but within the City’s Extraterritorial Planning Jurisdiction. The existing structures will be removed from the site and a new 4,200 square foot office building and 3,000 square foot warehouse building would be added to the site along with 21 parking spaces. The site plan indicates future construction of 4,200 square feet of additional warehouse space. The proposed building coverage is thirteen (13) percent with ten (10) percent in landscaped areas, fifty-five percent (55) as open space and twenty-two (22) percent in paved areas. The proposed construction materials are brick and metal siding. The site plan indicates the placement of a dumpster on the site internal to the development. Screening will be provided per City Ordinance requirements. The site plan indicates the placement of a single ground mounted monument style sign not to exceed six feet in height and sixty-four square feet in area. The site plan also indicated building signage is not anticipated but will be limited to a maximum of ten percent of the front building façade area if utilized. The days and hours of operation are proposed as 7:00 am – 6:00 pm Monday through Saturday. Staff is not supportive of the request. The development is inconsistent with the City’s Future Land Use Plan, which currently designates this site as single-family. Although there are non-residential uses in the area most have been in the area a number of years or are located nearer the Colonel Glenn/Lawson Road/David O Dodd Road intersections. There are a number of new homes located in the area, which would lead staff to believe the area is primed for single-family development. Staff feels non- residential uses should be limited to those areas currently defined for such activities and this area should be maintained as single-family. I. STAFF RECOMMENDATION: Staff recommends denial of the request. September 14, 2006 SUBDIVISION ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A 6 PLANNING COMMISSION ACTION: (September 14, 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. James Alessi addressed the Commission on the merits of the request. He stated Lawson Road was indicated on the Master Street Plan as a minor arterial, four lane roadway. He stated the area had not seen a number of new homes constructed along the road. He stated there were three contracting companies located in the area. He stated his use would appear as an office/warehouse use with no outdoor storage areas. He stated with the company’s limited number of employees and few visitors per day the business would not generate a great deal of traffic. He stated the use would be limited to weekday activities which was a benefit to the neighborhood. He stated he felt the development would enhance property values in the area and not diminish the values. Ms. Barbara Jackson addressed the Commission in support of the request. She stated the property was inherited from her family which had historically ran a business from the site. She stated her farther ran a painting company from the site for a number of years. She stated she felt the business would be an asset to the area. Ms. Cynthia Daniels addressed the Commission in support of the request. She stated she owned property to the west of the site with her home and a business. She stated Lawson Road was a busy road and few new residences were being constructed. She stated she did not feel the addition of a small business on the site would impact the area. Mr. Mickey McGill addressed the Commission in opposition of the request. He stated his home was to the east of the proposed development. He stated he wanted to clarify there were be no open display. He stated he was also requesting if the development was approved the buffer along the eastern perimeter be increased to 30-feet and the northern perimeter be increased to 100-feet. He stated his request also included the buffer being vegetation instead of a wood fence. Mr. McGill stated he was opposed to the request. He stated the homeowners in the area would lose value in their property if the use was approved. He stated the ones who stood to lose the most were the elderly since they would not have as much time to recoup the loss. He stated for most people their home was their largest investment. He stated with the placement of a business adjacent to the homes it would reduce the quality of life for the residences by increasing traffic and noise. He stated the business would have employee, vendors and customer traffic. He stated he did not feel the goal of the company was status quo and felt the company would grow in the future only increasing the traffic. He stated there were a number of areas currently zoned for commercial activities and he felt businesses should be limited to areas currently zoned for non-residential activities. September 14, 2006 SUBDIVISION ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A 7 Ms. Barbara Barkley addressed the Commission in opposition of the request. She stated her family bought her home in the 1940’s and she had made a substantial investment in the home. She stated she was opposed to allowing non-residential activities into the neighborhood which was primarily residential. Mr. Steve Jackson addressed the Commission in support of the request. He stated he had ran a painting business from the site for a number of years. He stated he felt the developers would construct a quality project which would only increase the property values for area residents. Mr. David Holzhauer addressed the Commission in opposition of the request. He stated only those who supported the application were those who stood to gain financially. He stated he felt the use of the property for non-residential activities would increase traffic in the area and decrease property values. He stated the use of the property was for industrial activities which was a concern of the neighborhood. He stated the City’s staff had reviewed the proposed request, the uses in the area and determined the use of the site for a contractor’s storage yard was not appropriate for the area. He stated there were a number of new homes in the area many of which were located off the road and were not visible from Lawson Road. He requested the Commission up hold their previous recommendation and deny the request. Mr. Alessi addressed the Commission adding the area was a commercial area. He stated the resident’s property values would only be increased in the long term since commercial property was more valuable than residential property. He stated Lawson Road was not a residential corridor. He stated his business was a quiet business and would not interfere with the resident’s quality of life. He stated his business was basically an office use. There was a general discussion of the Commission concerning the choice of location. Mr. Alessi stated his firm had spent two years looking for a suitable location to move their office. He stated the firm wanted to be in west Little Rock and based on market prices the site fit the need by addressing location, size, shape and price. There was a general discussion concerning the equipment owned by the Company and the materials stored on the site. Mr. Alessi stated his firm owned a backhoe and a track-hoe. He stated materials stored on the site were materials left from jobs. He stated his firm did not do site preparation work and equipment was not necessary for his firm to complete their portion of the job. There was a general discussion between the Commissioners concerning the placement of the proposed use adjacent to residential homes. The Commission commented the applicant was seeking a west Little Rock location at a reduced price. Commissioner Taylor stated he felt the placement of a commercial business next to residential homes would set new September 14, 2006 SUBDIVISION ITEM NO.: 20.1 (CONT.) FILE NO.: Z-8008-A 8 commercial in motion which would then decrease the value of properties in the area. He stated a construction company was an intense commercial use not suitable adjacent to residential homes. A motion was made to approve the request. The motion failed by a vote of 5 ayes, 5 noes and 1 absent. September 14, 2006 ITEM NO.: 21. FILE NO.: Z-8088 NAME: 1416-1500 Aldersgate Road Short-form POD LOCATION: Located at 1416 – 1500 Aldersgate Road DEVELOPER: Tavakol Ronaghi 1500 Aldersgate Road Little Rock, AR 72205 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Little Rock, AR 72065 AREA: 0.94 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3 and MF-24 ALLOWED USES: General and Professional Office and Multi-family 24 units per acre PROPOSED ZONING: POD PROPOSED USE: Single-family, Office/Showroom/Warehouse, Landscape Business VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The purpose of the rezoning is to allow the construction of a single-family residence with an attached commercial building. The intended use of the commercial building is for the warehousing of expensive Persian rugs and for their commercial sale. The Persian rug sales will be primarily to decorators, contractors and to a small number of mostly repeat retail customers. The site also will be used as an office use for a landscaping business which is already on the site and will continue in tact. The two businesses are interrelated. The request is made to afford the opportunity to care for an ailing relative in the attached residence at the same time the applicant is devoting his attention to the rug and landscaping business. Very limited customer traffic to the business is anticipated. There are no employees of the rug business however September 14, 2006 SUBDIVISION ITEM NO.: 21 (CONT.) FILE NO.: Z-8088 2 occasionally helpers will be employed as needed. The business will be operated primarily by appointment only with limited exceptions. B. EXISTING CONDITIONS: The site contains two single-family structures with remodeling taking place on the site. The site also contains a number of plants currently being stored as a part of the applicant’s landscape business. There are single-family homes located to the north of the site and to the south of the site along Aldersgate Road. There are office uses also located in the area immediately south and east of the site. Aldersgate Road adjacent to the site is unimproved with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the 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. Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. With future development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with the planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to September 14, 2006 SUBDIVISION ITEM NO.: 21 (CONT.) FILE NO.: Z-8088 3 normal charges. 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. 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 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 POD for a mixed-use development of a residential/office and showroom mix. The request does not require a change to the Land Use Plan. Master Street Plan: Aldersgate Road is shown as a Collector on the Master Street Plan, 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. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. A Class II is shown along Junior Deputy Road one-quarter mile to the east. 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: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses addresses the addition of additional businesses to this area. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Landscaping may be required in conjunction with any associated parking. September 14, 2006 SUBDIVISION ITEM NO.: 21 (CONT.) FILE NO.: Z-8088 4 3. The landscape ordinance requires a perimeter planting strip adjacent to freeways and shall be at least thirty (30) feet wide. A variance from this minimal requirement will require approval from the City Beautiful Commission. Additional plantings may also be required within this area. 4. Depending upon the use of the property additional landscaping or fencing may be required. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding issues which needed addressing as a part of the review process. Staff questioned the activities taking place on the site. The applicant stated he operated his landscape business office from the site. Staff questioned if any materials or equipment were stored on the site. The applicant stated there were display materials but no inventory or equipment. Public Works comments were addressed. Staff stated right-of-way dedication and street construction would be required with any future development of the site. Landscaping comments were addressed. Staff stated the site was located adjacent to an Interstate which required a 30-foot buffer. Staff stated any future construction should not be located within the 30-foot buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues remaining from the August 24, 2006, Subdivision Committee meeting needing addressing by a revision of the site plan. The request is to allow structural modifications to an existing single-family residence and allow the construction of an attached commercial building. The intended use of the commercial building is for the warehousing of Persian rugs and for their commercial sale. The Persian rug sales will be primarily to decorators, contractors and to a small number of retail customers. The site also will be used as an office use for the applicant’s landscaping business which is currently on the site. The site contains a number of landscaping materials such as trees and shrubs, which according to the applicant are display items and not items to be resold or planted for customers. According to the applicant there are no employees of the rug business or landscape business who report to the site daily for dispatch. However, occasionally helpers are employed on an as needed basis to move stock. According to the applicant the businesses operate primarily by appointment only with limited exceptions. September 14, 2006 SUBDIVISION ITEM NO.: 21 (CONT.) FILE NO.: Z-8088 5 Staff is supportive of the concept of allowing the uses of the site as proposed but staff recommends perimeters be set on the landscaping and display items. Staff recommends all trees and shrubs located on the site be planted permanently in the ground to avoid the appearance the items are items for sale. Staff also recommends the approval for the use be limited to the current owner and not be a transferable use. Staff based on the current proposal to allow the owner to live on the site and conduct his landscape business and rug business there will be minimal impact. Staff does not feel the proposed residence and rug gallery will impact the area. The proposed use of the site would be similar to an office/showroom/warehouse activity which is consistent with the existing Future Land Use Plan since the site is shown as Suburban Office. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels the proposed development is appropriate for the site and should have minimal impact on the area if developed as proposed. 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 all landscaping materials used for display be planted permanently in the ground. Staff recommends the approval be limited to the sole benefit of the current applicant. PLANNING COMMISSION ACTION: (September 14, 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 outlined in paragraphs D, E, F and H of the above agenda staff report. Staff also presented a recommendation all landscaping materials used for display be planted permanently in the ground and the approval of the POD be limited to the sole benefit of the current applicant. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 22. FILE NO.: Z-8089 NAME: Accurate Boring Short-form PD-I LOCATION: Located at 12601-B Alexander Road DEVELOPER: Accurate Boring Company P.O. Box 148 Alexander, AR 72002 ENGINEER: Mehlburger Firm 201 South Izard Street Little Rock, AR 72201 AREA: 1.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PD-I PROPOSED USE: Contractors Storage Yard VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant is requesting a rezoning of a portion of this site from R-2 to PD-I to recognize an existing non-residential use. The site contains an existing single-family residence and a metal building being used as a contractor’s storage yard. The metal building is located along the rear portion of the site with limited visibility from Alexander Road. The applicant is proposing the rezoning of the southwestern 1.010 acres of this 3.89 acres, site leaving the remainder of the site zoned R-2, Single-family. The applicant has indicated the approval is for his sole use and no expansion areas have been identified or are being proposed. September 14, 2006 SUBDIVISION ITEM NO.: 22 (CONT.) FILE NO.: Z-8089 2 B. EXISTING CONDITIONS: There is a single-family home located along Alexander Road with a shop building located to the rear portion of the site. To the east are single-family residences and Wilbert Vault is located to the west of the site. Across Alexander Road there are residential uses and to the northeast of the site is a convenience store. Alexander Road is an unimproved roadway with open ditches for drainage and no sidewalks in place. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The Alexander Road Neighborhood Association, Southwest Little Rock United for Progress, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. All driveways shall be concrete aprons per City Ordinance. 2. With any future site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with the planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. September 14, 2006 SUBDIVISION ITEM NO.: 22 (CONT.) FILE NO.: Z-8089 3 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a PID for an existing industrial use. The request is consistent with the PID part of Mixed Office Commercial. Master Street Plan: Alexander 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 since it is a Minor Arterial. Bicycle Plan: A Class I is shown along Alexander Road. 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 Chicot West I-30 South Neighborhood Action Plan. The Economic Development goal has two objectives relevant to this case. Attract more light industrial uses to the area and Retain existing businesses. Since this is an existing business that is a light industrial use, this could fill both of these objectives. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Screening will be required where adjacent to residentially zoned or used property. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was not present. Staff presented an overview of the proposed development indicating there were no outstanding technical issues associated with the request. Staff stated the use was existing and currently under enforcement. Staff stated the request for rezoning only included the area where the non-residential use was taking place. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. September 14, 2006 SUBDIVISION ITEM NO.: 22 (CONT.) FILE NO.: Z-8089 4 H. ANALYSIS: There were no outstanding technical issues associated with the request remaining from the August 24, 2006, Subdivision Committee meeting. The proposal includes rezoning of 1.010 acres of this 3.89 acre site from R-2, Single-family to PD-I to recognize an existing contractors office and storage yard. The remainder of the property will remain zoned R-2, Single-family. The use is located in an existing metal building located along the rear portion of the site. The building has limited visibility from Alexander Road and the storage area is not visible from the road. The applicant has indicated the approval is for his sole use and no expansion areas have been identified or are being proposed. Screening will be placed around the existing equipment storage area and along the southern perimeter of the storage area to limit visibility from the adjacent residentially zoned and used properties. Staff is supportive of the request. Staff feels with limits placed on the approval including limiting the use to the current ownership and by not allowing any expansion areas and the placement of screening around the equipment storage area this should minimize any potential impacts on 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 the approval be limited to the sole benefit of the current applicant with no expansion area allowed. PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. Staff also presented a recommendation of approval be limited to the sole benefit of the current applicant with no expansion area allowed. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 23. FILE NO.: LU06-08-03 Name: Land Use Plan Amendment - Central City Planning District Location: Ives Walk Street between Cumberland and Rock Street Request: Multi-family to Single-family Source: The Housing Authority of the City of Little Rock PROPOSAL / REQUEST: Land Use Plan amendment in the Central City Planning District from Multi-family to Single- family. Single-family represents single-family homes at densities not to exceed six dwelling units per acre. This applicant plans on removing multi-family housing units to develop single- family housing. EXISTING LAND USE AND ZONING: The property is on Ives Walk between Cumberland Street and Rock Street south of Roosevelt. It is currently zoned R3 Single Family and is 5.162 acres in size. The site currently has subsidized duplex and triplex units on it. These are mostly abandoned though some still appear to be occupied. There is some I2 Light Industrial to the immediate east of this property, and it is has storage type facilities on it. The remainder of the land in the vicinity is zoned for R3 or R4 Single-Family or Two-Family Residential with single family residences and duplexes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The application area is currently shown as Multi-family on the Land Use Plan. Immediately west of the area is planned for Single-Family as is the area northeast of this property. All of the area south of this location is planned for Industrial. To the northwest of the location is more Multi-family. February 21, 2006 a change was made about 500 feet west of the application area. Approximately two acres south of E. 29th Street between Main Street and Martel was changed from Single-Family to Multi-Family to provide residential areas for the elderly. March 18, 2003, Ordinance 18837 changed approximately 84 acres from Light Industrial to Service Trades District on the east side of Interstate 30. This area is buffered from the current application area by the interstate. On January 4, 2000, a change was made from Single Family to Mixed Use at 2311 Spring Street to the northwest of the application to accommodate a proposed development. September 14, 2006 SUBDIVISION ITEM NO.: 23. (CONT.) FILE NO.: LU06-08-03 2 MASTER STREET PLAN: Ives Walk is shown as a Local Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of- way and may require street improvements. BICYCLE PLAN: A Class III bike route is planned on Main Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. This is the closest bike route in the area. PARKS: South Little Rock Park is to the west of this property between Martel and Main Streets south of E. 28th Street. This location is within eight blocks of either a park or an open space. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is included in the South End Neighborhood Action Plan. Their Plan specifically states, “Repair, renovate and increase maintenance on housing stock that can be occupied.” The plan is also in support of any developments that contribute to the overall good of the neighborhood. ANALYSIS: The application property currently has several boarded up multi-family structures on it. These have been mostly abandoned, but a few appear to be occupied. The application site is surrounding a one-way local street. This area is in need of a change to revitalize the vacant and abandoned properties. The South End Neighborhood Action Plan calls for renovations and repair of the existing housing stock in the area. The Plan also calls for “making infill housing compatible with existing neighborhood pattern of massing, setback, etc. and multifamily blend with existing neighborhood.” The current scale of the neighborhood is smaller houses. There has been a recent demand for more single-family units in this area. Since 2000, there have been several permits issued for new single-family residences in the South End Neighborhood. In February 2006, there was a land use amendment made to change an area from Single Family to Multi Family, but this amendment was for a special population (elderly September 14, 2006 SUBDIVISION ITEM NO.: 23. (CONT.) FILE NO.: LU06-08-03 3 residences). There are currently 21 acres of Multi Family in this immediate area. This application would only reduce that to approximately 16 acres, which would still be able to meet the area’s need for multi family housing. This area currently has a large amount of single family housing with several vacant lots. The past decade has seen a decline in single family housing in the neighborhood in the form of abandoned houses. The general area is impacted by the rail line to the south, the interstate to the east, and the heavy commercial and industrial uses to the east. This has placed a non-residential border on the neighborhood that have surrounded this neighborhood on two sides. The neighborhood would benefit from the removal of these multi family units by reinforcing the single family uses on the edge of the area and it could spur infill and renovations to existing single-family areas to the north and west of the application site. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Community Outreach Neighborhood Organization, East of Broadway Neighborhood Association, and Meadowbrook Neighborhood Association. No comments have been received at this time. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. This application would reinforce the existing Single Family with more Single Family uses. PLANNING COMMISSION ACTION: (September 14, 2006) The item was placed on consent agenda for approval. By a vote of 10 for and 0 against the consent agenda was approved. September 14, 2006 ITEM NO.: 23.1. FILE NO.:Z-8090 NAME: Ives Walk Long-form PD-R LOCATION: Located between Cumberland and Rock Streets near 29th Street DEVELOPER: Little Rock Housing Authority 1000 Wolfe Street Little Rock, AR 72202 ENGINEER: Garver Engineers 1010 Battery Street Little Rock, AR 72202 AREA: 5.162 acres NUMBER OF LOTS: 17 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family Residential and Non-conforming Multi-family PROPOSED ZONING: PD-R PROPOSED USE: Single-family Residential VARIANCES/WAIVERS REQUESTED: A variance to allow double frontage lots for Lots 4, 6, 8, 10, 12 and 14. A. PROPOSAL: The Little Rock Housing Authority proposes the demolition of the existing structures located on this site which contains 5.162 acres and is presently known as Amelia B. Ives Walk. The development currently contains 50 units of multi-family housing and four-plex buildings both single story and two story. The proposed redevelopment of the site includes the demolition of the existing structures, placement of new infrastructure and construction of 17 new single-family homes each on individually platted lots. All 17 homes are designed on three floor plans awith footprint of 1,137 square feet. The exterior façade designs are such that each of the homes will have a unique appearance with the overall look and feel of a planned community. The general construction material of the exteriors will be a variety of materials including brick, siding and stone. Each home will have a connected carport in which the roof line of the main home September 14, 2006 SUBDIVISION ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090 2 structure ties into the roof line of the carport solidifying the structure. The homes will be designed around the existing street that will be modified and ultimately be dedicated to the City. B. EXISTING CONDITIONS: The site is the home of the Ives Walk Little Rock Housing Authority residential development. A number of the units have been boarded and most appear to be vacant. The units are scheduled to be removed from the site to allow the development of the site as proposed. There are single-family uses located in the area to the east, north and west. Northwest of the site is also a Housing Authority Development containing duplex units. Further west of the site is park and community center. East and south of the site are industrially zoned properties. There is a vacant industrial building located along the southeastern boundary and further south is a truck rental business. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from residents. Community Outreach Neighborhood Association, the East of Broadway Neighborhood Association, Meadow Brook 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. A 20 foot radial dedication of right-of-way is required at the intersection of Ives Walk and Rock Street. 2. Sidewalks with appropriate handicap ramps are required along Ives Walk in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. If subdivision is adjacent to the Rock Street right-of-way, sidewalks with appropriate handicap ramps are required along Rock Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Sidewalks with appropriate handicap ramps are required along Cumberland Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Ives Walk is classified on the Master Street Plan as a residential street. A dedication of right-of-way 50 feet will be required. 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. September 14, 2006 SUBDIVISION ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090 3 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The existing site is served by private sewer system. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. 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. 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 Wastewater Utility at 688-1414 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 Central City Planning District. The Land Use Plan shows Multi-family for this property. The applicant has applied for a Long-form PD-R to allow rezoning from R-3, Single-family District to Planned Residential Development to allow creation of lots and construction of 17 new single-family homes on the site. A land use plan amendment for a change to Single Family is a separate item on this agenda (LU06-08-03). Master Street Plan: Ives Walk is shown as a Local Street on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. September 14, 2006 SUBDIVISION ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090 4 Bicycle Plan: A Class III bike route is shown on Main Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the South End Neighborhood Action Plan. The plan states that it supports any development that would contribute to the overall appearance of the neighborhood. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. Street trees are encouraged in conjunction with this project. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding technical issues associated with the request. Staff stated the site plan indicated a building setback and questioned if this was a building setback or easement. The applicant stated the intent was to allow a 15-foot rear yard building setback, a 20 foot front building line and 5-foot side yard setbacks. Staff also questioned if there were any areas proposed as public open space within the development. Public Works comments were addressed. Staff stated a 20-foot radial dedication would be required at the intersection of Ives Walk and Rock Street. The applicant stated they did not own the area between the development and Rock Street. Staff stated if the property did not abut Rock Street then sidewalks would not be required along Rock Street. Landscaping comments were addressed. Staff stated street trees were encouraged. 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 August 24, 2006, Subdivision Committee meeting. The applicant has indicated the maximum buildable area for each of the proposed lots with a minimum front building line of 20-feet and a 15-foot minimum rear yard setback. A minimum of five (5) foot side yard setback has been indicated. The lots range in size from 0.15 acres to 0.35 acres. Lots 2, 4, 6, 8, 10, 12, 14 and 16 will have September 14, 2006 SUBDIVISION ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090 5 direct street frontage along Cumberland Street and Ives Walk. This would classify these lots, as double frontage lots which is typically not allowed per the Subdivision Ordinance unless a ten (10) foot restrictive access easement is put in place along one of the roadways. The applicant has indicated a ten (10) foot no right of vehicle access easement along Cumberland Street to meet this ordinance requirement. The site plan indicates the buildings will be constructed with a slab at grade and wood framed construction above the concrete slab. The structures have an exterior veneer of brick, vinyl siding, and manufactured stone. The maximum building height proposed is 28-feet. The site plan indicates the new homes will be constructed with attached carports but has indicated the future homeowners may enclose the carports. In addition, fencing is not proposed with the initial development of the new homes but has been indicated on the site plan for future construction by the new homeowners. Staff is supportive of the request. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels a single-family subdivision constructed on this site should provide a positive impact on the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 24. FILE NO.: LU06-19-06 Name: Land Use Plan Amendment - Chenal Planning District Location: Norton Road, just south of Cantrell Road Request: Single Family to Suburban Office Source: Chris Flake The applicant has requested that this item be deferred until October 26, 2006. PLANNING COMMISSION ACTION: (September 14, 2006) The item was place on the consent agenda for deferral. By a vote of 10 for and 0 against the consent agenda was approved. September 14, 2006 ITEM NO.: 24.1. FILE NO.: Z-8091 NAME: Flake Short-form PD-O LOCATION: Located on Norton Road, just South of Cantrell Road DEVELOPER: Chris Flake 3709 Idlewild North Little Rock, AR 72116 SURVEYOR: James Butler 5323 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.812 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PD-O PROPOSED USE: Infant Daycare Facility VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated August 24, 2006, requesting this item be deferred to the October 26, 2006, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (September 14, 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 August 24, 2006, requesting a deferred of the item to the October 26, 2006, public hearing. Staff stated they were supportive of the deferral request. September 14, 2006 SUBDIVISION ITEM NO.: 23.1 (CONT.) FILE NO.: Z-8090 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. September 14, 2006 ITEM NO.: 25. FILE NO.: LU06-18-04 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: 13401 Kanis Road Request: Suburban Office to Multi-family Source: Pat McGetrick, McGetrick Engineering PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office to Multi-family. Multi-family represents residential development of ten to thirty-six dwelling units per acre. EXISTING LAND USE AND ZONING: The property is currently zoned for a POD Planned Office Development and R2 Single Family. It is 1.6 acres ± in size. The POD portion runs west from White Road along Kanis Road and is approximately 20 percent of the application area. This property is currently used for Small Northcutt Electric Inc. The rest of the application area is zoned R2 for single-family residences, and it has one single family residence on it. In the surrounding area, there are Planned Office Developments (POD) and Planned Development-Office (PDO) with frontage on Kanis Road and Nix Road. These PODs and PDOs have small office buildings on them. Further east on Kanis there is some Office use, but the majority of the surrounding area is zoned R2 Single Family and built out with single family subdivisions. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently planned for Suburban Office. The property to the south of this area is all Single Family. From White Road east to Gamble Road on the south side of Kanis is all Low Density Residential. On the north side of Kanis, from Atkins Road to the Parkway Place extension is also Low Density Residential. To the west of White Road on the south side of Kanis and on the north side of Kanis from the Parkway Place extension to the Asbury Road extension is planned Suburban Office. March 2, 1999, Ordinance 17951 changed this location from Transition to Suburban Office. This ordinance was responsible for changing many different areas as part of a corridor study of the Kanis Road area. MASTER STREET PLAN: Kanis Road is shown as a Minor Arterial on the plan. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis since it is a Minor Arterial. White Road is shown as a Local Street. Local Streets that are abutted by non-residential zoning or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. These streets may require September 14, 2006 SUBDIVISION ITEM NO.: 25. (CONT.) FILE NO.: LU06-18-04 2 dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A proposed Class I bike route is planned to develop south of White Road in the existing open space. PARKS: According to the Master Parks Plan, there are no developed parks close to this site, but there is open space to the southwest of this property. The amendment location is within eight blocks of a park or open space, but must of the area to the east of White Road is in a deficit area. 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 application area currently has Small Northcutt Electric Inc. on the northern portion of the property and a single-family house on the southern portion. While there is no other Multi Family in this section of Kanis Road, there is an abundance of non-developed Low Density Residential surrounding this site. To the east and north of this intersection along Kanis Road is Low Density Residential. There are several occupied office developments to the west of this property on Kanis. There is also some office use further east on Kanis. This area has been growing almost continually over the past twenty years. Many single- family subdivisions have been built during this time. While much of this area is planned for Single Family use, the Land Use Plan has allotted ample room for Low Density Residential Development. Low Density Residential provides an option other than Single Family detached, and these areas should be developed before other options are explored. Also, there are other similar attached slightly lower density developments approved or under construction to the north, west and northwest. Based on the PZD and the application configuration, this request is not for an apartment complex but rather attached residential. White Road is a local street and is not designed for heavier traffic associated with Multi Family. Also, Suburban Office uses are typically from eight to five while a Multi Family Residential use would have a more diverse traffic pattern over a broader spectrum of time. Road improvements are needed on both White and Kanis Road. Multi Family, or other more intense uses are preferred at the intersection of two arterials, or at least at an arterial and collector street intersection. An arterial and local street intersection such as this location is not preferable for Multi Family with traffic increased on the local street. September 14, 2006 SUBDIVISION ITEM NO.: 25. (CONT.) FILE NO.: LU06-18-04 3 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Parkway Place Property Owners Association and Gibraltar Heights Pointe West Timber Ridge Property Owners Association. Two residents from White Road have contacted the Planning Office. Both had questions concerning the amendment, and one was very upset about the proposal. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (September 14, 2006) Two members of the Commission had to leave the hearing. This brought the number of Commissioners present to eight. The Commission offered to each applicant the ability to defer their item since six votes are necessary for approval and only eight Commissioners were present. The applicant for this item informed the Commission he would like to have the item deferred to October 26. By a vote of 8 for 0 against the item was deferred. September 14, 2006 ITEM NO.: 25.1. FILE NO.: Z-8092 NAME: Kanis Quad Short-form PD-R LOCATION: Located on the Southwest corner of Kanis Road and White Road DEVELOPER: Robert Snell 13401 Kanis Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 1.60 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-O and R-2, Single-family ALLOWED USES: Office and Single-family Residential PROPOSED ZONING: PD-R PROPOSED USE: Multi-family 15 units per acre VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On November 16, 1993, the Little Rock Planning Commission approved a request for a Conditional Use Permit to allow the placement of a 27-foot by 76-foot multi-sectional manufactured home on the site. The applicant proposed to remove an older 14-foot by 65-foot mobile home from the site and replace the older home with the newer model. Ordinance No. 16,878 adopted by the Little Rock Board of Directors on May 2, 1995, rezoned a portion of this site from R-2, Single-family to PD-O to allow the use of an existing two-story building on the property to be used as an electrical contracting business. The site contained 0.45 acres which was to be subdivided from a larger tract which contained the two story building and the owners home. The tract was proposed with 165 feet of frontage along Kanis Road and 120 feet of depth along White Road. There was to be no outdoor storage of materials or equipment. There was to be no access from White Road from the Development. September 14, 2006 SUBDIVISION ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092 2 A $750.00 in-lieu contribution was required for the Kanis Road improvements. No improvements to White Road were required. A. PROPOSAL: The applicant is proposing a rezoning of the site from PD-O and R-2 to PD-R to allow the construction of 24 multi-family units contained in six buildings. The units are proposed as two story units with a maximum building height of 30-feet. The exterior of the units is proposed as brick and siding. The site plan indicates 41 percent of the site as green space, 18 percent covered with buildings and 23 percent in paved areas. The size of the units ranges from 900 square feet to 1,000 square feet. The site plan indicates 56 parking spaces. B. EXISTING CONDITIONS: The site is developed. There is a two-story building located on the property which was previously used by the applicant for, initially, a place to restore and maintain antique automobiles, then later as an office for his electrical contracting business. There is a drive from White Road serving the structure. On the southern portion of the property is a manufactured home also with access to White Road. West of the site is a newly developing single-family subdivision. The new street has been constructed and two new homes are currently under construction. The general contractor’s office for this new development is located along Kanis Road in a converted single-family residence. South of the site along White Road are a number of single-family homes located on large lots. North of the site is a wooded site and north east and north west are office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents many stating opposition to the request. The Parkway Place Property Owners Association, the Gibralter Heights/Point West/Timber Ridge 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. 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. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis and White Roads. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road and White Road including 5-foot sidewalks with the planned development. September 14, 2006 SUBDIVISION ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092 3 4. Property drains into pond located to the south. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e) showing existing and proposed contours, drainage paths, and wall heights. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Contact Central Arkansas Water regarding meter sizes and locations. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department 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 Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Short-form PD-R to rezone from R2 Single Family to Planned Residential Development to allow the placement of 6 four-plex units on this 1.6 acre tract. September 14, 2006 SUBDIVISION ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092 4 A land use plan amendment for a change to Multi-family is a separate item on this agenda (LU06-18-04). Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and White Road is shown as a Local Street. These streets will 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The landscape and zoning buffer ordinance require a nine-foot wide (9’-0”) land use buffer next to the residentially zoned properties along the western perimeter of the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The landscape and zoning buffer ordinance require a thirty-foot wide (30’-0”) land use buffer next to the residentially zoned properties along the southern perimeter of the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. It appears the building is located within this area. 4. The zoning buffer ordinance requires an average of ten feet (10’) and in no case less than nine foot (9’) street buffer along White Road. 5. The zoning buffer ordinance requires an average of thirty feet (30’) and in no case less than half street buffer along Kanis Road. 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 southern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year-around requirement. 7. An automatic irrigation system to water landscaped areas will be required. September 14, 2006 SUBDIVISION ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092 5 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding technical issues related to the request. Staff requested the applicant provide details of any proposed signage on the site plan. Staff also requested the applicant provide the location of the proposed dumpster facilities and any proposed fencing. Public Works comments were addressed. Staff stated a 20-foot radial dedication would be required at the intersection of Kanis and White Roads. Staff also stated half street improvements would be required to the abutting roadways. Staff questioned the location of the proposed detention facilities. Staff stated a grading permit would be required prior to development. Landscaping comments were addressed. Staff stated screening would be required along the southern and western perimeters of the site. Staff stated the indicated buffer along the south was not adequate to meet the typical minimum ordinance standard. 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 August 24, 2006, Subdivision Committee meeting. The applicant has indicated a single ground mounted sign near the intersection of White and Kanis Roads. The sign is proposed consistent with signage allowed in multi-family zones; maximum of six feet in height and thirty-two square feet in area. The site plan indicates the placement of two (2) dumpster facilities located along the northern and southern perimeters of the parking lot, adjacent to White Road. The site plan includes a note concerning the required screening. The site plan indicates a 25-foot building setback and landscape buffer along the western perimeter of the site and along the southern perimeter. The area to the west is zoned POD but is being developed as a single-family neighborhood. The area to the south contains a single-family home. The ordinance typically requires the placement of a 30-foot land use buffer along the southern perimeter and a 9-foot buffer along the western perimeter. The proposed southern buffer is not adequate to meet the typical minimum ordinance requirements. September 14, 2006 SUBDIVISION ITEM NO.: 25.1 (CONT.) FILE NO.: Z-8092 6 The site plan indicates the placement of 56 parking spaces to serve the development. Based on typical minimum ordinance standards for a multi-family development 36 parking spaces would typically be required. The indicated parking is more than adequate to meet the typical minimum parking required. The units are proposed as two story units with a maximum building height of 30-feet. The exterior of the units is proposed as brick and siding. The site plan indicates 41 percent of the site as green space, 18 percent covered with buildings and 23 percent in paved areas. The size of the units ranges from 900 square feet to 1,000 square feet. Staff is not supportive of the proposed request. The applicant is proposing a rezoning of the site from PD-O and R-2 to PD-R to allow the construction of 24 multi-family units resulting in a density of 15 units per acre. The site is shown as Suburban Office on the City’s Future Land Use Plan with Low Density Residential located to the north and east of the site. Staff feels the development as proposed should not be located at this site. Staff feels this site is more suited for a small scale office development or should be developed with residential units more consistent with Low Density Residential. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present. There were registered objectors present. Chairman Stebbins stated there were only eight (8) Commissioners present. He stated the Commission’s policy was to offer the applicant a deferral when fewer than eight (8) Commissioners were present. He questioned the applicant if they would like to take the deferral option. The applicant stated they desired a deferral. The Commission questioned staff as to the date of the public hearing. Staff stated October 26, 2006, would be the date of public hearing. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the October 26, 2006, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. September 14, 2006 ITEM NO.: 26. FILE NO.: Z-8093 NAME: Simmons First National Bank Short-form POD LOCATION: Located at 5000 West Markham Street DEVELOPER: Simmons First National Bank 320 West Capitol Little Rock, AR 72201 ENGINEER: DCI, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 0.682 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3 and R-3 ALLOWED USES: General Commercial District uses and Single-family PROPOSED ZONING: POD PROPOSED USE: Branch Bank Facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The application proposes the redevelopment of the previous McDonald’s restaurant site located at 5000 West Markham Street. The prior building and site improvements have been demolished and removed from the site leaving the property vacant at this time. The proposed bank building and site have been designated to fit within the limited width of this property and to respect normal set back and landscape requirements as closely as possible. There will be additional approval items associated with this application for an easement abandonment and reductions in the landscape standards in certain areas. September 14, 2006 SUBDIVISION ITEM NO.: 26. (CONT.) FILE NO.: Z-8093 2 The bank building is approximately 2,600 square feet in area with three drive- through lanes for teller and ATM services. Parking spaces are provided in excess of the minimum office standards and one handicap parking and loading space is provided. There will be no dumpster required for the facility. B. EXISTING CONDITIONS: The general area contains a number of commercial and office uses. Immediately west of the site is a convenience store and a consignment/second hand store and east of the site is a two story office building. North of the site are residential and non-residential uses. There are a number of single-family homes and multi- family homes located along Jackson Street and VanBuren Street, North of A Street. A Street appears to be the line for non-residential activities in this area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Hillcrest Resident’s 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. Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required. 2. North Jackson Street right-of-way dedication is sufficient as shown on plans. 3. The proposed land use would classify “A” Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. 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. A 20 feet radial dedication of right-of-way is required at the intersection of “A” Street and North Jackson Street and at North Jackson Street and Markham Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. September 14, 2006 SUBDIVISION ITEM NO.: 26. (CONT.) FILE NO.: Z-8093 3 Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #5, the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Commercial and Single Family for this property. The applicant has applied for a POD for branch bank facility. The request does not require a change to the Land Use Plan. Master Street Plan: West Markham Street is shown as a Minor Arterial on the Master Street Plan and Jackson Street is shown as a Local Street. A Street is shown as a Local Street. Local Streets which are abutted by non-residential zoning are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. A Class III is shown on Monroe Street three blocks from the application. September 14, 2006 SUBDIVISION ITEM NO.: 26. (CONT.) FILE NO.: Z-8093 4 City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal of “Create a different set of guidelines with which to govern the development of Hillcrest” has this objective relevant to this case: “Develop concepts for commercial corridors for parts of Markham Street.” Lacking the concepts stated in the plan, this objective relative to this site could be fulfilled through the review process. Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. 2. The landscape and buffer ordinance requires a nine-foot wide (9’-0”) perimeter landscape strip. However, this site is located within the designated mature area of the City; therefore, the minimum distance of six foot nine inches (6’-9”) in width is allowable. A variance from this requirement will require approval from the City Beautiful Commission. 3. Otherwise, areas set aside appear to meet with City’s minimum landscaping and buffer requirements. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) Mr. Robert Brown was present. 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 the proposed signage, days and hours of operation and the number of employees. Staff also questioned if a dumpster would be located on the site. Mr. Brown stated no dumpster would be located on the site. Public Works comments were addressed. Staff stated a radial dedication would be required at the intersection of Jackson and Markham Streets. Staff also stated a right-of-way dedication would be required along West Markham Street per the Master Street Plan. Mr. Brown stated this section of West Markham allowed a reduced standard and a 35-foot dedication would be required along the roadway. Mr. Brown stated he had met with the Hillcrest Resident’s Association and their desire was to allow a narrower street along Jackson and place a landscape strip along the top of the proposed retaining wall. Staff stated they would support a 30 foot street width and the radii reduced to 25 feet. Staff stated the sidewalk would remain on the back of curb and the right-of-way would be on the back of sidewalk. Staff stated this would allow for the 4 foot planting strip between the wall and the back of sidewalk. Landscaping comments were addressed. Staff stated the landscape and buffer ordinance required a minimum of a nine foot perimeter landscape strip along the perimeter of the site. Mr. Brown stated an application had been filed with the City Beautiful Commission to allow a reduction in this requirement. September 14, 2006 SUBDIVISION ITEM NO.: 26. (CONT.) FILE NO.: Z-8093 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 August 24, 2006, Subdivision Committee meeting. The applicant has indicated the days and hours of operation, the proposed signage plan and the number of employees in the general notes section of the proposed site plan. Ground mounted signage is proposed along A Street and West Markham Street with a maximum of six feet in height and sixty-four square feet in area. Building signage is proposed along the street frontages with a maximum of five percent (5%) of the façade area. A logo is also proposed along the western façade on the drive-through canopy. A maximum of five employees per shift are proposed for the site. The hours of operation are from 9:00 am to 6:00 pm Monday through Friday and 9:00 am to Noon on Saturday. The bank building is approximately 2,600 square feet in area with three drive-through lanes for teller and ATM services. Parking spaces are provided in excess of the minimum office standards and one handicap parking and loading space is provided. The site plan indicates the placement of nine parking spaces. Four parking spaces are proposed along West Markham Street and five parking spaces are proposed along A Street. Based on typical minimum ordinance requirements seven parking spaces would typically be required. The building construction is proposed with a maximum building height 25 feet. The site plan does not indicate any proposed fencing and a dumpster is not proposed for the site. A reduced landscape buffer is being requested along a portion of the eastern and western perimeters of the site. The site is located in the “Designated Mature Area of the City” which allows for the perimeter landscape strip to be reduced to 6-feet 9 inches. Portions of the site fall below this typical minimum requirement. Staff is supportive of the request. Portions of the eastern and western perimeters exceed the typical minimum ordinance standard. Staff does not feel the reduction will adversely impact the adjoining properties. In addition, the applicant has applied to the City Beautiful Commission to seek relief for the reduced landscape strip in these two areas. The City Beautiful Commission will hear the request on October 5, 2006. Staff is supportive of the request. The proposal is an in-fill development located within the “Designated Mature Area of the City”. The proposed development has been designed to fit within the limits the property and to respect normal set back and landscape requirements as closely as possible. Although the proposed development does not fully comply with typical minimum ordinance standards staff does not feel the proposed development will adversely impact the adjoining September 14, 2006 SUBDIVISION ITEM NO.: 26. (CONT.) FILE NO.: Z-8093 6 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 agenda staff report. PLANNING COMMISSION ACTION: (September 14, 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 above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 27. FILE NO.: LU06-04-01 Name: Land Use Plan Amendment - Heights Hillcrest Planning District Location: 5911 to 5921 H Street Request: Office to Mixed Office Commercial Source: Maxton Enterprises, LLC, Stephen L. Maxwell PROPOSAL / REQUEST: Land Use Plan amendment in the Heights Hillcrest Planning District from Office to Mixed Office Commercial. Mixed Office Commercial provides for a mixture of office and commercial uses to occur. The application is for selected Commercial uses along with existing offices to allow accessory uses up to 45% of the total floor area (3 out of 7 would be offices). Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the southeast and northeast corners of University and H Street. It is thought that the additional area would make the boundaries more logical because of existing uses. Office is planned from 5901 H Street west to University and is proposed to change to Mixed Office Commercial. Also, the Public Institutional area at the northeast corner of the H Street and University intersection is included to change to Office to better represent the current use. The library and its parking lot to the east of the application area is proposed to change from Single Family to Public Institutional. The plan amendment area now covers approximately 1.5 acres to MOC, 1.5 acres to PI and 3 acres to O. EXISTING LAND USE AND ZONING: The application site at 5921 H Street is currently zoned O3 General Office and is 0.2 acres ± in size, and this O3 zoning continues in the expanded application area west to University. The expanded application area is zoned for a Planned Commercial Development (PCD) on the north side of H Street at University. The expanded area to the east of the original application site is zoned R4 Two-Family and POD Planned Office Development. The school to the northeast is zoned R2 Single Family. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This application area and the expanded area west to University is planned for Office use. The Office area extends west across University Avenue, and then follows University south. North of H Street is all planned for Public Institutional Use between University Avenue and North Fillmore Street, and part of this is included in the expanded application area to change from Public Institutional to Office. The area to the east and south of the application site is planned for Single Family Residential. September 14, 2006 SUBDIVISION ITEM NO.: 27. (CONT.) FILE NO.: LU06-04-01 2 March 5, 2002, Ordinance 18650 was passed to amend the northwest corner of University and Markham from Commercial and Office to Mixed Use. This is the Park Plaza Mall area. May 18, 2004, Ordinance 19095 was passed to amend the northeast corner of the Markham and University intersection from Multi Family and Office to Community Shopping. MASTER STREET PLAN: H Street is shown as a Collector on the Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. University Avenue is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There is a Class III bike route on H Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. PARKS: This area is within eight blocks of an existing park. Prospect Terrace Park on L Street is the closest park within range, and a school is located just north of the application site. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is included in the Hillcrest Area Neighborhood Action Plan. Their plan states, “more mixed-use opportunities should be provided within the commercial areas, including parts of Kavanaugh, Markham Street, and Stifft Station. Mixed-use means more opportunities for residential over commercial in existing commercial areas.” ANALYSIS: The application site currently has a small strip center on it facing H Street. Included in the strip center are a children’s clothing store, a yoga studio, and a few offices. East of the application site is an optometrist’s office and a city library, and then the office area dwindles into single-family residences. The library could be seen as a buffer between the residential and office areas. This land use pattern has been in place for many years. September 14, 2006 SUBDIVISION ITEM NO.: 27. (CONT.) FILE NO.: LU06-04-01 3 Commercial is most ideal at the intersection of two arterials like at University and Markham. Two main commercial areas serve this area: The Heights (an area bounded by University, Kavanaugh and Cantrell) and the intersection at Markham Street and University Avenue. The Land Use Plan shows a corridor of Office and Public uses links these two Commercial areas. Just in the past four years amendments have been made at the University/Markham intersection to accommodate more commercial type uses. This office corridor between the two commercial nodes has been shown on the Land Use Plan for some time and new offices have been built in this area, notably, two office buildings north of H Street and a new office development that is under construction at F and University. This shows that office uses are not only shown on the Land Use Plan but also actually desired by the market. Non-residential buildings in the area appear to be occupied. The Midtown retail center is currently under construction at Markham and University, but at least one store has opened at the time of this printing. The third building will be started soon and the center is mostly leased at this point. This location is directly across from a school, Forest Heights Middle School. Commercial use is preferred to be located away from school areas because of its higher intensity use pattern and possible traffic pattern conflicts. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillcrest Residents Association and Evergreen Neighborhood Association. Staff has received 2 comments from area residents. Both are in support. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This portion of University is an office corridor and staff does not feel comfortable with the introduction of Commercial in the midst of this office corridor. PLANNING COMMISSION ACTION: (September 14, 2006) Walter Malone Planning Staff reviewed the surrounding area and reasons for expansion. Mr. Malone stated the commercial areas have been at University Avenue and Markham or University Avenue north of Cantrell Road. Along University has been an office corridor. Staff believes this use pattern should continue and does not recommend the introduction of Commercial Land Use at this point. Ms. James presented the Planned Zoning District application (see item 27.1 for a full minute record of the combined items). After discussion of both items a motion was made to approve the Land Use Plan Amendment By a vote of 7 for 1 against (Rahman) the change was approved. The Commission was reminded of the difference between the two items and what they had said about concerns. September 14, 2006 SUBDIVISION ITEM NO.: 27. (CONT.) FILE NO.: LU06-04-01 4 A motion was made to expunge the previous vote. By a vote of 6 for 2 against (Stebbins, Laha) the vote was expunged. A motion was made to approve the Land Use Plan Amendment by a vote of 3 for (Laha, Stebbins, Yates), 5 against the Amendment failed. September 14, 2006 ITEM NO.: 27.1. FILE NO.: Z-8094 NAME: Maxton Enterprises Short-form POD LOCATION: Located at 5921 H Street DEVELOPER: Maxton Enterprises, LLC 5921 H Street Little Rock, AR 72205 SURVEYOR: Donald W. Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3 and POD ALLOWED USES: General Office District uses and a Parking Lot PROPOSED ZONING: POD PROPOSED USE: O-3 uses with the allowance of 49% of the site with the O-3 listed Accessory uses and a Consignment Shop VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant is proposing to rezone this site from O-3, General Office District to POD to increase the allowable percentage of accessory uses within this existing office building. The building contains 5,400 square feet of space and currently houses office uses, a consignment shop, beauty shop and a health studio. The applicant is proposing increasing the allowable Accessory uses from the existing 10 percent to 49 percent with the addition of a consignment shop as an allowable use within the 49 percent. September 14, 2006 SUBDIVISION ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094 2 B. EXISTING CONDITIONS: The site contains an existing strip office building with parking located along the street. There are a number of public and institutional uses located in the area including a public school and public library. North of the site is the athletic field for the Public School. There is an office use located east of the site. South of the site is a multi-family development. There are single-family homes located to the southeast along Buchanan Street. West of the site is a commercial use fronting University Avenue. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Hillcrest Resident’s Association, the Evergreen 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. “H” Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. Provide survey of property showing the centerline of “H” Street. 2. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. September 14, 2006 SUBDIVISION ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094 3 County Planning: No comment. CATA: The site is located on CATA Bus Route #8 – Rodney Parham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied a Short-form POD to rezone the site from O-3, General Office District to a Planned Office Development to increase the allowable commercial activity on the site from 10 percent to a maximum of 49 percent. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU06-04-01). Master Street Plan: H Street is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on H Street directly in front of this property. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. While the plan does not address this specific location, it does state a need for “more mixed-use opportunities should be provided within the commercial areas, including parts of Kavanaugh, Markham Street, and Stifft Station. Mixed-use means more opportunities for residential over commercial in existing commercial areas.” Landscape: 1. Compliance with the City’s Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was not present. Staff presented an overview of the proposed development indicating they would contact the applicant and resolve any outstanding issues associated with the request prior to the Commission meeting. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. September 14, 2006 SUBDIVISION ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094 4 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues raised at the August 24, 2006, Subdivision Committee meeting. The request is to allow the rezoning of the site from O-3, General Office District to POD to allow an increase in the percentage of accessory uses within this existing office building from a maximum of ten (10) percent to forty-nine (49) percent. The building contains 5,400 square feet of space and currently houses office uses, a consignment shop, a beauty salon and a health studio. The building is sectioned in five (5) bays. Three bays contain 800 square feet, one bay 600 square feet and the third bay contains 2,400 square feet. The defined accessory uses under the O-3, General Office District Zoning District are as follows: Antique shop, Barber and beauty shop, Book and stationary store, Camera shop, Cigar, tobacco or candy store, Clothing store, Custom sewing or millinery, Drugstore or pharmacy, Eating place without drive in service, Florist shop, Health studio or spa, Hobby shop, Jewelry store, Key shop, Laundry pickup station and Tailor shop. In addition to the listed uses the applicant is requesting a Consignment shop as an allowable use. Presently the O-3 zoning district allows ten (10) percent of the total floor area of the site to be used as one of the listed uses. Presently the accessory uses and the consignment shop occupy 40.7 percent of the total floor area. The site presently has 21 on-site parking spaces and nine (9) parallel parking spaces located in front of the building along H Street in the public right-of-way. Based on the typical minimum parking required for an office and retail development 15 parking spaces would typically be required. The request includes the placement of modular building and dumpster along the alley to the east of the site. The building and the dumpster are located within the parking lot area. The applicant has indicated the building will be used for file storage of the office user. The dumpster is a shared dumpster for the center. The request includes not placing screening around the dumpster facility. According to the applicant the dumpster is not visible from the adjacent residences or businesses. Staff recommends the dumpster be screened per minimum ordinance standards. Staff is not supportive of the application as proposed. Staff is supportive of allowing the existing consignment shop, the beauty salon and health studio to continue to occupy the site in their present form. Staff recommends once these businesses vacate their space the allowable uses be limited to no more than 26 percent of the site as one of the listed accessory uses under the O-3 zoning district classification and the consignment shop no longer be an allowable use for the site. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. September 14, 2006 SUBDIVISION ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094 5 PLANNING COMMISSION ACTION: (September 14, 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 as filed. Staff stated they were willing to support aspects of the application request but not at the intensity being proposed. Mr. Steve Maxwell addressed the Commission on the merits of his request. He stated he bought the site after the site sat almost vacant for a number years and had done a great deal of renovations to the building. He stated the building was separated into bays with three (3) 800 square foot bays, one six hundred square foot bay and one 2400 square foot bay. He stated the uses currently in the building were a beauty salon, a yoga studio, an insurance office, a consignment shop and his office. He stated with the allowance of ten percent the yoga studio was out of compliance and had been for a number of years. He stated his goal was to provide small scale office space for tenants. He stated the use was an incubator use to allow start up businesses a space to start before growing. He stated there was a great demand for small scale office in the neighborhood. He stated the market catered to larger office users. He stated the consignment shop was previously in the owner’s home and she felt she needed more space and moved to the current location. He stated he was willing to limit the allowance of accessory uses to 40.7 percent of the building with the accessory uses listed in O-3 and the addition of a consignment shop. Mr. Maxwell stated the need for screening of the dumpster was not necessary. He stated the dumpster was located within an alley and fully screened from the adjoining properties. He stated the portable building was being requested for file storage only with no utilities to the building. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the proposed development appear to allow the accessory uses to over run the primary use. She stated with 40 percent of the site with accessory uses the lesser use would become the dominate use. There was a general discussion of the Commission concerning the proposed use and the request. Commissioner Yates questioned the allowable percentage of use. Staff stated the request was to allow 45 percent of the site with the allowed accessory uses. The Commission questioned Mr. Maxwell to the proposed uses and any restrictions to be placed on the uses. Mr. Maxwell stated he was willing to amend his request to allow 40.7 percent of the site with a salon, consignment shop and yoga studio. He stated if the next user did not match one of these uses he would request additional uses at that time. September 14, 2006 SUBDIVISION ITEM NO.: 27.1 (CONT.) FILE NO.: Z-8094 6 Staff questioned if the use would be allowed to expand such as the consignment shop occupy two bays. Mr. Maxwell stated this was his desire. Staff stated this changed the character of the development by removing the concept of three small businesses and allowing a commercial development. Mr. Maxwell stated he was willing to amend his request to exclude the ability of the businesses to grow. A motion was made to approve the request as amended. The motion carried by a vote of 7 ayes, 1 no and 3 absent. September 14, 2006 ITEM NO.: 28. FILE NO.: Z-8095 NAME: Garden Homes Addition Short-form PID LOCATION: Located North of 17th Street, between Boyce and Fletcher Streets DEVELOPER: G & O Properties Jim Osborn 1115 Bond Street Little Rock, AR 72202 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 1.45 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-I, R-3 and R-5 ALLOWED USES: Office/Warehouse PROPOSED ZONING: PID PROPOSED USE: Office/Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,969 adopted by the Little Rock Board of Directors on April 6, 1999, established Osborne Short-form PD-I rezoning the property from R-3, R-5 and I-2 to allow for the construction of an office/warehouse facility. The building was proposed as a 24,000 square foot building with a maximum building height of 24-feet. A total of 19,000 square feet of warehouse space was proposed, 2,000 square feet of office space and a 3,000 square foot shop area. The site plan indicated 19 parking spaces along the south side of the building with a paved area along the east side of the building for truck access. A final development plan was not submitted as required by the PUD zoning ordinance and the approval has expired. September 14, 2006 SUBDIVISION ITEM NO.: 28. (CONT.) FILE NO.: Z-8095 2 A. PROPOSAL: The applicant is now proposing to rezone the site to allow the construction of a 19,200 square foot office warehouse building on this 1.45 acre site. The building is proposed with a maximum height of 45-feet and constructed with metal siding. The site plan indicates the placement of 14 parking spaces. The site is proposed with a 30 percent building coverage, 36 percent landscaped area and 34 percent paved area. The hours of operation are proposed from 7 am to 6 pm Monday through Saturday. There are a maximum of ten employees. B. EXISTING CONDITIONS: The general area contains a mixture of single-family, office and industrial uses and zoning. There are industrial uses located north and east of the site, with single-family residences located to the west and south. Additional industrial uses are located approximately one block further west and several blocks further south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The Community Outreach Neighborhood Association, the Hanger 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. Boyce Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersections. 3. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to 17th and Fletcher Streets 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. 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. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway on Fletcher Street should be moved to 17th Street and placed in the center of the block. September 14, 2006 SUBDIVISION ITEM NO.: 28. (CONT.) FILE NO.: Z-8095 3 The north driveway on Fletcher Street should be moved further south to about 120 feet from property line. The width of driveway must not exceed 36 feet. 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 streetlight requirements. 9. 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 available to this site. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding meter size and location. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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 dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-30 Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a PID for warehouse use. The request does not require a change to the Land Use Plan. Master Street Plan: Fletcher (north of 17th) and 17th (east of Fletcher) are shown as Collectors on the Master Street Plan and may require dedication of right-of-way and may require street improvements. 17th (west of Fletcher) and Boyce Street are shown as Local Streets. September 14, 2006 SUBDIVISION ITEM NO.: 28. (CONT.) FILE NO.: Z-8095 4 The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. A Class Ii is shown along Bond Street roughly one quarter of a mile to the east and a Class I is shown along the railroad tract roughly one-quarter mile to the west. 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 zoning buffer ordinance requires an average of twenty-one foot (21’-0”) street buffer and in no case less than half, along East 17th Street. 3. An automatic irrigation system to water landscaped areas will be required. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. Otherwise, areas set aside appear to meet with the City’s minimum landscaping and buffer requirements. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were a few technical issues remaining outstanding associated with the request. Staff requested the applicant provide details of any proposed signage both ground mounted and building signage. Staff also requested the applicant provide the location of the proposed dumpster facilities and a note concerning the required screening. Staff questioned the number of employees and the days and hours of operation of the facility. Public Works comments were addressed. Staff stated additional right-of-way would be required along Boyce Street. Staff also stated the location of the drive on Fletcher Street should be relocated to 17th Street and centered on the property. Mr. McGetrick stated the northern drive was necessary since large trucks would be accessing the site. September 14, 2006 SUBDIVISION ITEM NO.: 28. (CONT.) FILE NO.: Z-8095 5 Landscaping comments were addressed. Staff stated the indicated street buffer along 17th Street was not sufficient to meet minimum ordinance standards. Mr. McGetrick stated he could not meet this typical minimum ordinance standard and would request a reduced street buffer in this area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has indicated a single ground mounted monument style sign located at the intersection of East 17th and Fletcher Streets not to exceed signage as typically allowed in office zones or six (6) feet in height and sixty-four (64) square feet in area. Building signage is proposed with a maximum of ten (10) percent of the façade area along the street sides. The site plan includes the placement of a dumpster located at the rear of the building and indicates the dumpster will be screened as typically required by minimum ordinance standards. The site plan indicates eight (8) employees and the hours of operation from 7:00 am to 6:00 pm Monday through Saturday. The proposal includes the construction of a 19,200 square foot warehouse building with 14 parking spaces. The ordinance typically requires the placement of 14 parking spaces for a warehouse facility of this size. The building is proposed with a maximum height of 45-feet and constructed with metal siding. The proposed height is consistent with buildings heights allowed in industrial zones. The street buffer proposed along East 17th Street is eight (8) feet. The ordinance typically requires an average of twenty-one feet (21’-0”) and in no case less than half. Staff is supportive of the reduced buffer in this area. The applicant has indicated the landscaping will be enhanced in this area to reduce any potential impacts on the area. Staff is supportive of the proposed request. The site is proposed with a 30 percent building coverage, 36 percent landscaped area and 34 percent paved area. The proposed use is consistent with the City’s Land Use Plan and other uses in the area. To staff’s knowledge there are no outstanding issues associated with the request. Staff feels if the site is developed as proposed the development should have minimal impact on the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. September 14, 2006 SUBDIVISION ITEM NO.: 28. (CONT.) FILE NO.: Z-8095 6 PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present. There were registered objectors present. Chairman Stebbins stated there were only eight (8) Commissioners present. He stated the Commission’s policy was to offer the applicant a deferral when fewer than eight (8) Commissioners were present. He questioned the applicant if they would like to take the deferral option. The applicant stated they desired a deferral. The Commission questioned staff as to the date of the public hearing. Staff stated October 26, 2006, would be the date of public hearing. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the October 26, 2006, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. September 14, 2006 ITEM NO.: 29. FILE NO.: Z-7174 NAME: The Cottages in the Pines Long-form PD-R Revocation LOCATION: Located on the West side of Heinke Road approximately 1200 feet South of Johnson Road. DEVELOPER: Rolling Pines Limited Partnership #2 Otter Creek Circle Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 5.340 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD-R ALLOWED USES: Multi-family housing PROPOSED ZONING: R-2, Single-family ALLOWED USE: Single-family residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,778 adopted by the Little Rock Board of Directors on November 19, 2002, established The Cottages in the Pines Long-form PD-R. The rezoning was to allow the development of the site with elderly housing through a PD-R. The site was located outside the City Limits at the time of the PD-R zoning action. The site was located in an area the City exercised subdivision jurisdiction but did not exercise zoning jurisdiction. The Little Rock Board of Directors approved an annexation request for the site on July 16, 2002, by the adoption of Ordinance No. 18,726. September 14, 2006 SUBDIVISION ITEM NO.: 29 (CONT.) FILE NO.: Z-7174 2 Section 36-179(a) states territory which may hereafter be annexed to the City shall be classified in the R-2, Single-family district immediately upon acceptance by the City unless or until a zoning plan for the area is prepared or adopted. With the approval of the revocation the property would revert to the R-2, Single-family zoning district. A. PROPOSAL/REQUEST: Per Section 36-458(a) Cause for revocation as enforcement action. The Planning Commission may recommend to the Board of Directors that any PUD or PD approval be revoked and all building permits or certificates of occupancy be voided under the following circumstances: (1) The applicant has not submitted a final development plan to staff. Where a staged development plan is approved the Board of Directors may revoke the entire preliminary plan or may revoke only that stage on which a final plan has not been submitted and approved. (2) Construction has not commenced within the time allowed. (3) The applicant has not adhered to the development schedule as stated in the approved preliminary plan. In addition, to the revocation for cause, Section 36-454(e) final development plan states the applicant shall have three years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Request for extensions of time shall be submitted in writing to the Planning Commission which may grant one extension of not more than two years. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. Per the ordinance requirement of the procedure for revocation, staff has contacted the applicant indicating the default of approval and setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PD-R zoning classification. According to the ordinance, the Planning Commission shall provide a recommendation which shall be forwarded to the Board of Directors for disposition as in the original approval. B. EXISTING CONDITIONS: The site is a vacant heavily wooded site adjacent to an abandoned railroad right-of- way. The area to the east is single-family with what appears to be an old salvage yard. North of the site is a wastewater utility pump station. Other uses in the area include a mix of single-family and manufactured housing scattered along Heinke Road and the roads, which feed onto Heinke Road. Heinke Road is an unimproved roadway with no shoulders and deep ditches on both sides. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. All property owners within 200 feet, all residents within 300 feet of the site who could be identified September 14, 2006 SUBDIVISION ITEM NO.: 29 (CONT.) FILE NO.: Z-7174 3 and the Shilo, Rolling Pines and Southwest Little Rock United for Progress Neighborhood Associations were notified of the Public Hearing. D. STAFF RECOMMENDATION: Staff feels the approval should be voided since the applicant has failed to satisfy the requirements of the approval process. Staff recommends the current PD-R zoning classification be revoked and the property be zoned R-2, Single-family. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present. There were registered objectors present. Chairman Stebbins stated there were only eight (8) Commissioners present. He stated the Commission’s policy was to offer the applicant a deferral when fewer than eight (8) Commissioners were present. He questioned the applicant if they would like to take the deferral option. Staff stated even though they were the applicant since the developer was requesting a deferral they were not opposed to a deferral. The Commission questioned staff as to the date of the public hearing. Staff stated October 26, 2006, would be the date of public hearing. There was no further discussion of the item. The chair entertained a motion for deferral of the item to the October 26, 2006, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. September 14, 2006 ITEM NO.: 30. FILE NO.: LA-0006-A NAME: Colonel Glenn Center Addition – Clearing & Wall Construction Variance Request LOCATION: West of Talley Road; North & South of Remington Road APPLICANT: Boen Enterprises ENGINEER: McGetrick & McGetrick AREA: approximately 12 acres CURRENT ZONING: O3 VARIANCES/WAIVERS REQUESTED: 1. Clear and grade a multi-lot or multi-phase development where construction is not imminent; 2. Construct a retaining wall that exceeds the cut and fill limits of Sec. 29-190. A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to clear, and grade on lots 9, 10, 11, 17, and 18 without construction being imminent. Following grading, the applicant proposes to construct retaining walls on these lots. The proposed wall shows to be about 19 ft tall which exceeds the terrace and wall height limits of 15 ft per Sec 29-190. B. EXISTING CONDITIONS: These O-3 zoned lots located along Remington Drive are approximately 12 acres and covered in trees. The lots are adjacent to Remington College and Value Place Hotel located to the west. Undeveloped, tree covered lots zoned O3 are located to the east of the lots to be graded. On the north, the property is bordered by C3 zoned properties that are already cleared by this same applicant. Also located to the north is Landers Toyota. The property located to the south of the lots is zoned R2 and separated by a 35 ft open space buffer and a private street. C. SUBDIVISION COMMITTEE COMMENTS: (August 24, 2006) Public Works comments were given to Pat McGetrick representing the applicant. Staff questioned why additional clearing and grading is being requested when the majority of the existing cleared lots of the subdivision are yet to be developed and no new building permit applications have been submitted. These lots were cleared September 14, 2006 SUBDIVISION ITEM NO.: 30. (CONT.) FILE NO.: LA-0006-A 2 approximately 5 years ago and at that time the owner told staff construction on those lots was imminent. Staff was given a letter from Mr. McGetrick from the Arkansas Baptist State Convention which stated the convention intends to begin construction on lots 10 and 11 no later than June 1, 2007. Staff questioned why the clearing, grading, and wall construction could not begin when the Arkansas Baptist State Convention applies for a building permit. Mr. McGetrick stated he would give this information to the applicant. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. C. STAFF RECOMMENDATION: This item was previously on the May 25, 2006 Planning Commission agenda but was withdrawn by the applicant. Now, the applicant has sent staff a letter dated August 31, 2006 asking for the request to be deferred to the September 28, 2006, public hearing to obtain a commitment of purchase of the lots to be developed. Staff is in support of the deferral request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a letter dated August 31, 2006, requesting the item be deferred to the October 26, 2006, public hearing to allow additional time to obtain a commitment of purchase of the lots proposed for grading. 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. September 14, 2006 ITEM NO.: 31. FILE NO.: LA-0013 NAME: I-430 & Col. Glenn – Hockersmith 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: These 54 acre O2 zoned property is located at the end of Bowman Plaza Road. Interstate 430 is located to the east of the property and the site plan shows a 50 ft undisturbed buffer located between the property and I-430. On the north, the property is bordered by an O2 zoned property that is already cleared. Also, to the north, are an undeveloped lot and a future phase of the Southern Automotive Dealership which is currently under construction. Located to the south is tree covered property zoned R2. The property located to the west is J. A. Fair High School. A 50 ft undisturbed buffer is shown to be located between the property and the school. C. SUBDIVISION COMMITTEE COMMENTS: (August 24, 2006) The applicant was present. Staff stated no information has been provided except the application and a site plan. A forestry management plan had yet to be submitted for staff review. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. September 14, 2006 SUBDIVISION ITEM NO.: 31. (CONT.) FILE NO.: LA-0013 2 D. STAFF RECOMMENDATION: This application was previously withdrawn from the August 1, 2006 Planning Commission agenda due to a forestry management plan had not been submitted as required by code. Staff did receive a forestry management plan for review on August 31, 2006. Due to the lack of information in that plan, staff did not have sufficient time or information for review prior to preparation of staff recommendation and comments. Staff recommends deferral of the request to the September 28, 2006. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating they had received the requested forestry management plan but it appeared the plan was lacking critical information to complete the review process. Staff stated due to the lack of information in the plan and staff had not had sufficient time to complete the review, a recommendation of deferral of the request to the September 28, 2006, public hearing was presented. September 14, 2006 ITEM NO.: 32. FILE NO.: LA-0014 NAME: Boen Timber Harvest – NW I-430 & Col. Glenn LOCATION: Northwest corner of I-430 & Colonel Glenn Road APPLICANT: Loenard Boen APPLICANT AGENT: Pat McGetrick AREA: Approximately 82 acres CURRENT ZONING: C2 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: This 82 acre, C2 zoned property is located Northwest of Colonel Glenn Road and Interstate 430. Interstate 430 is located to the east of the property and the site plan shows a 50 ft undisturbed buffer located between the property and I-430. On the north, the property is bordered by an open space which is the floodplain of Brodie Creek. Also located to the north are single family homes on R2 zoned properties and some undeveloped property zoned MF12. The properties across Bowman Road located to the west zoned R2 are a horse farm and a manufactured home park. The property to the south is the Baptist Health System education center zoned C2 and some other cleared, undeveloped properties zoned C2. C. SUBDIVISION COMMITTEE COMMENTS: (August 24, 2006) The applicant was present. Staff stated no information has been provided except the application and a site plan. A forestry management plan had yet to be submitted for staff review. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. September 14, 2006 SUBDIVISION ITEM NO.: 32. (CONT.) FILE NO.: LA-0014 2 D. STAFF RECOMMENDATION: This same application but by another applicant was previously withdrawn from the August 3, 2006 Planning Commission agenda due to a forestry management plan had not been submitted as required by code. Staff did receive a forestry management plan for review on September 1, 2006. Due to the lack of information in that plan, staff did not have sufficient time or information for review prior to preparation of staff recommendation and comments. Staff recommends deferral of the request to the September 28, 2006. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating they had received the requested forestry management plan but it appeared the plan was lacking critical information to complete the review process. Staff stated due to the lack of information in the plan and staff had not had sufficient time to complete the review, a recommendation of deferral of the request to the September 28, 2006, public hearing was presented.