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pc_04 22 2004sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD APRIL 22, 2004 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being ten (10) in number. II. Members Present: Pam Adcock Gary Langlais Robert Stebbins Norm Floyd Mizan Rahman Bill Rector Jerry Meyer Fred Allen, Jr. Darrin Williams Chauncey Taylor Members Absent: Bob Lowry City Attorney: Cindy Dawson III. Approval of the Minutes of the March 11, 2004 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. 1 LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA APRIL 22, 2004 I. DEFERRED ITEMS: A. Shackleford Farms Preliminary Plat (S-1408), located along the East side of Kirk Road, North of Chenal Parkway and South of Champlin Drive. A.1. A Land Use Plan Amendment (LU03-19-02) in the Chenal Planning District along the East side of Kirk Road between Chenal Parkway and Rahling Road from Single Family, Low Density Residential, Multifamily and Office to Commercial, Multifamily, Office, Park/Open Space and Public Institutional. A.2. A Master Street Plan Amendment (MSP03-04) to remove a collector atreet along the proposed Minor Arterial named Wellington Hills Road / Champlin Road between Rahling Road and Chenal Parkway. A.3. Rezoning from R-2/R-3/MF-6/O-2 to MF-18, O-2 to C-3, O-2 to O-3 and MF-18 to O-2 (Z-4807-E), located along the East side of Kirk Road, North of Chenal Parkway and South of Champlin Drive. B. Little Rock Port Subdivision Tract C Area 101 Revised Preliminary Plat (S-185-P), located North of Sloane Drive, South of Lindsey Road. C. Chenonceau Commercial Lots 1 and 2 Subdivision Site Plan Review (S-1065-C), located on the Southeast corner of Cantrell Road and Chenonceau Boulevard. D. A Land Use Plan Amendment (LU04-12-01) in the 65th Street West Planning District on the Southeast corner of Colonel Glenn Road and Shackleford Road from Light Industrial to Commercial. D.1 Shackleford Commercial Long-form PCD (Z-5703-A), located on the Southeast corner of Colonel Glenn Road and Shackleford Road. E. A Land Use Plan Amendment (LU04-01-02) in the Pinnacle Planning District on the North side of Cantrell Road, West of Pinnacle Valley Road from Transition to Commercial. E.1 Rees Development Long-form PCD (Z-7500-A), located North of Cantrell Road, West of Pinnacle Valley Road. F. Back Short-form POD (Z-7581), located at 1111 Autumn Road. G. The River Tower Long-form PD-R (Z-7585), located on the Northeast corner of River Bend Road and Riverfront Drive. H. Bowman Kanis Retail Center Revised Long-Form PCD (Z-6554-B), located on the northwest corner of Kanis Road and Bowman Road. Agenda, Page Two II. PRELIMINARY PLATS: 1. Pleasant Valley Addition Revised Preliminary Plat (S-170-OOO), located on Valley Club Circle, just North of Pebble Beach Drive. 2. Westrock Office Addition Revised Preliminary Plat (S-801-I), located at 1900 Centerview Drive. 3. Capitol Lakes Estates Tract A – Governors Manor – Preliminary Plat (S-1100-B), located North of Capitol Hills Boulevard at Rushmore Avenue. 4. Woodland Edge Revised Preliminary Plat (S-1313-F), located West of Brodie Creek on Woodlands Trails. 5. The Ridges at Nowlin Creek (S-1422), located North of Highway 10 approximately five miles West of the Chenal Parkway intersection. 6. Colonel Glenn Center Preliminary Plat (S-1423), located on the Southwest corner of Colonel Glenn Road and Bowman Road. 7. Grandwood Subdivision Preliminary Plat (S-1424), located North of Crystal Valley Road at the intersection with the North/South and East/West Lateral of Crystal Valley Road. 8. Jackson Estates Subdivision Preliminary Plat (S-1425), located South of David O Dodd Road at Brodie Lane. 9. Glenn Ridge Subdivision Preliminary Plat (S-1426), located on the Southwest corner of Colonel Glenn Road and I-430. 10. McFatrich Subdivision Preliminary Plat (S-1427), located on Stagecoach Road approximately 900 feet North of Otter Creek Parkway. 11. Deer Lake Subdivision Preliminary Plat (S-1428), located on the Northeast corner of David O Dodd Road and I-430. Agenda, Page Three III. SITE PLAN REVIEWS: 12. Candlewood Commercial Subdivision Site Plan Review (S-548-M), located at 14000 Cantrell Road. 13. Colony West Shopping Center Subdivision Site Plan Review (S-1069-A), located on the Northwest corner of Rodney Parham Road and Breckenridge Drive. 14. The Village at Brodie Creek Zoning Site Plan Review and Revised Preliminary Plat (Z-3371-J), located on the Northeast corner of Colonel Glenn Road and Bowman Road. IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS – CONDITIONAL USE PERMITS - REZONING: 15. Lot 6 Glenn Ridge Addition Conditional Use Permit (Z-3371-I), located on Lot 6 Glenn Ridge Addition, South and West of I-430 and Colonel Glenn Road. 16. Rezoning from O-1 to O-3 (Z-3592-I), located near 1900 Centerview Drive. 17. Bale Chevrolet Revised Long-form PCD (Z-4997-G), located at 13101 Chenal Parkway. 18. A Land Use Plan Amendment (LU04-04-01) in the Height/Hillcrest Planning District on the East side of University Avenue between West Markham Street and “C” Street, a change from Multifamily and Office to Community Shopping. 18.1 University Plaza Revised Long-form PCD (Z-7421-A), located on the Northeast corner of West Markham Street and North University Avenue. 19 A Land Use Plan Amendment (LU04-01-03) in the River Mountain Planning District on the North side of Cantrell Road between Rummell Road and Pinnacle Valley Road a change from Suburban Office and Transition to Mixed Use. 19.1 PDC Companies HWY 10 Short-form POD (Z-7603), located North of Cantrell Road approximately 0.1 miles West of Taylor Loop Road. Agenda, Page Four IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS – CONDITIONAL USE PERMITS - REZONING: (CONT.) 20. Homes at Granite Mountain Phase II, Long-form PD-R (Z-7604), located on the Northwest corner of Gilliam Park Road and Granite Mountain Circle. 21. A Land Use Plan Amendment (LU04-19-01) in the Chenal Planning District on the South side of Cantrell Road between Chevaux and Chenonceau Boulevard a change from Single Family to Office. 21.1 Chevaux Short-form POD (Z-7605), located on the South side of Cantrell Road approximately 500 feet East of Chenonceau Boulevard. 22. A Land Use Plan Amendment (LU04-10-01) in the Boyle Park Planning District located near 7616 and 7620 Colonel Glenn Road a change from Office to Mixed Use. 22.1 Valadez Short-form PCD (Z-7606), located at 7616 – 7620 Colonel Glenn Road. 23 McFatrich Addition Short-form POD (Z-7607), located on the West side of Stagecoach Road approximately 900 feet North of Otter Creek Parkway. 24. Blood’s Hauling Short-form PD-I (Z-7608), located at 7909 Doyle Springs Road. 25. A Master Street Plan Amendment (MSP 04-01) to remove a proposed unnamed collector street, extending from proposed Grandwood Drive, from the Master Street Plan. 26. Hatcher Annexation (File 300) to accept 11.97 acres to the City of Little Rock West of Pinnacle Valley Road along Ison Creek. April 22, 2004 ITEM NO.: A FILE NO.: S-1408 NAME: Shackleford Farms Preliminary Plat LOCATION: along the east side of Kirk Road, north of Chenal Parkway and south of Champlin Drive DEVELOPER: Shackleford Family LLC c/o Wingfield Martin 221 West 2nd Street, Suite 210 Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 120 acres NUMBER OF LOTS: 21 FT. NEW STREET: 4,875 LF CURRENT ZONING: O-2, MF-18, MF-6, R-3 and R-2 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: A variance to allow double frontage lots for Lots 5 - 9. A. PROPOSAL/REQUEST: The applicant proposes to subdivide this 120-acre tract into 21 lots of various sizes based on the proposed zoning. The applicant has indicated seven lots proposed as multi-family development, ten lots proposed as office development and four lots proposed as commercial development. April 22, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1408 2 The multi-family lots all will be accessed by Wellington Hills Road. The proposed lots range in size from five acres to thirty plus acres. The applicant has indicated four commercial lots. The lots are proposed adjacent to the proposed extension of Arkansas Systems Drive. The proposed office lots range in size from one-half acre to twenty-one plus acres. There are nine lots fronting Kirk Road, which average one hundred twenty-five feet by one hundred eight-four feet and a larger tract (21+ acres) proposed to front Wellington Hills Road. The applicant has indicated a new commercial street extending from Arkansas System Drive to connect to a proposed minor arterial Wellington Hills Road with for lots proposed as commercial development. The applicant is requesting a variance to allow double frontage lots for Lots 5 – 9. The lots are proposed to front Wellington Hills Road and will also abut Kirk Road. The applicant has also filed a several requests for the area in association with an overall development plan. There is a request to rezone several parcels within the plat boundary (Z-4807-E – Item 6.3) along with a request to amend the City’s Future Land Use Plan (LU03-19-02 – Item #6.1). The applicant has also filed a request to amend the City’s Master Street Plan to remove three collectors along the proposed minor arterial named Wellington Hills Road/Champlin Road between Rahling Road and Chenal Parkway (File No. MSP03-04 – Item #6-2). Please see each of the individual items for specifics on each request. B. EXISTING CONDITIONS: The site is a vacant gently sloping; site the remnant of the old Shackleford Dairy Farm. The area to the west is developing as office and commercial uses abutting Chenal Parkway and the area to the southwest along Kirk Road has not redeveloped. To the east of the site are vacant lands owned by the developers of the Villages of Wellington. North of the site are the Carrington Park Apartments (zoned MF-18) and a vacant O-3 zoned tract. To the northwest is a MF-18 zoned tract, which the Commission recently approved for a multiple building site plan review for a multi-family development. South of the site is a PD-C zoned site for Riverside Acura automobile dealership. Small scale office development is occurring along Kirk Road on the east side. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents or property owners concerning the proposed development. The Parkway Place Property Owners Association and the St. Charles Property Owners Association April 22, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1408 3 and all abutting property owners of the site were notified of the proposed plat additional notes were sent for the rezoning and plan amendment request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The plat proposal for extending and improving the minor arterial, Wellington Hills Road, and the collectors, Wellington Village Road, Systems Drive and Kirk Road south of Systems Drive is acceptable. 2. North of Systems Drive, boundary street improvements would also be required for the remainder of the Kirk Road right-of-way, or a right-of-way abandonment should be filed as a part of this plat. 3. The plat should show access to the O-2 zoned property just north of the Arkansas Systems property. The current plan calls for the extension of Wellington Village Road to meet a cul-de-sac on that property. 4. Public Works has no objection to the removal of the collector street from the Master Street Plan that was to link Kirk Road to Wellington Hills Road. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Identify whether storm water detention facilities are to be provided on a regional basis or for each individual lot. 7. Provide the directional flow and all storm water flows (Q) entering and leaving the property. Easements are required for all drainage areas. 8. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinance. Contact Traffic Engineering at (510) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. This applies to Lots 8 through 21 and Lot 23. The lot widths must be increased to the ordinance standard of at least 125-feet if shared driveways are platted or 250-feet for individual driveways. The width of driveways must not exceed 36-feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1408 4 Center-Point Energy: Approved as submitted. SBC: A ten foot easement is required around the perimeter of the site as well as adjacent to all proposed roadways. Contact SBC at 373-5112 for additional information. 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 for this project. A Capital Investment Charge based on the size of the meter 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 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed project indicating the development also included a request for rezoning, an amendment to the Future Land Use Plan and a request to amend the Master Street Plan. Staff noted there were additional items necessary on the proposed preliminary plat to complete the review. Staff stated the source of title along with a phasing plan should be included. Staff stated the proposed lots along Kirk Road should be reconsidered. Staff stated with the current Master Street Plan there was a proposed collector street crossing a few of the lots, which would result in the lots being unbuildable. Staff also noted the proposed lots did not allow for proper driveway spacing per the Subdivision Ordinance or the Master Street Plan. Staff suggested the applicant review the proposed design in this area. April 22, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1408 5 Staff also questioned the dedication of right-of-way for the large O-2 zoned parcel to the north. Staff requested the applicant provide right-of-way extending Kirk Road to the north to allow access to the site. Mr. White stated the property owner of the un-served tract to the north would have access from Chenal Parkway through a tract of land extending between the Villages at Rahling Road and the MF-18 zoned parcel. Public Works comments were addressed. Staff requested the applicant provide the directional flow and all storm water flows entering and leaving the property. Staff requested the applicant to provide storm water detention facilities and the plans if the detention would be on-site or provided regionally. Mr. White stated he would address this issue upon resubmission. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated detention will be provided on a regional basis. The applicant has also indicated the final platting of the lots will be market driven. The applicant has revised the plan to meet the minimum requirements for driveway spacing for the proposed lots fronting Kirk Road. The applicant has indicated the lots will be 125 feet by 184 feet and contain a minimum of 23,000 square feet. The applicant is requesting the lots be zoned as O-3, which typically requires a minimum lot area of 14,000 square feet. The applicant has indicated a large tract (Lot 20), the majority of which is currently zoned O-2 as a separate lot. The typical minimum requirement for an O-2 zoned parcel is a minimum of two acres and two hundred feet of frontage. The proposed parcel is more than adequate to meet the minimum requirements. The applicant has not indicted a collector street currently shown on the Master Street Plan, which is proposed to extend from Kirk Road to Wellington Hills Road through Lot 20. Staff feels the proposed collector should be indicated on the preliminary plat and the proposed lots abutting Kirk Road be modified to allow for the street location (Lots 10 – 19). Staff feels once the street is indicated on the proposed preliminary plat the number of lots will be reduced. Staff feels the subdivision of the smaller lots in this area is premature. Staff feels the applicant should leave this area with the larger tract and when development is secured revise the preliminary plat in accordance with the development’s needs. There is also the issue related to the proposed collector street shown on the City’s Master April 22, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1408 6 Street Plan. Staff feels this street is critical until a development plan has been submitted for the proposed 21 acre tract of office zoning. The applicant has indicated an extension of Arkansas Systems Drive to Wellington Hills Road. The four lots abutting this new street are proposed as commercial uses. The applicant has indicated lot sizes ranging from 0.88 acres to 1.63 acres. The proposed lots meet the typical minimum requirement for commercially zoned property (C-1 – 7,000 square feet and C-3 – 14,000 square feet). The remainder of the lots proposed will take access from Wellington Hills Road. The proposed parcels range in size from five plus acres to twenty plus acres. The applicant has indicated multi-family zoning on these lots. The acreage is more than adequate to meet the typical minimum requirements for site area. The applicant has not indicated access to the northern O-2 zoned parcel (north of Arkansas System). Staff has requested the applicant extend Kirk Road to the north to access this site. Arkansas Systems has committed to one-half street improvements to Kirk Road to their northern property line. Staff feels this owner should also construct one-half street improvements in this area to match the improvements to the west. Staff feels there are many outstanding issues associated with the proposed request. There are unresolved street issues associated with the request. and staff feels the proposed lots abutting Kirk Road premature. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were several registered objectors present. Staff stated the applicant had requested this item be deferred to the January 29, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 22, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1408 7 PLANNING COMMISSION ACTION: (JANUARY 29, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant submitted a letter requesting the item be deferred to the March 11, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were registered objectors present. Staff stated the applicant had submitted a letter dated March 1, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By-Laws related to the number of allowed deferrals. Staff stated the applicant had notified property owners as required by the Planning Commission By-Laws of the deferral request. Staff stated they were supportive of the By-Law waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff addressing most of the previously raised issues. The applicant has removed the request for smaller lots located along Kirk Road. The applicant has also indicated the proposed collector street on the preliminary plat extending from Kirk Road. The applicant has indicated two large O-2 zoned lots, one on each side of the proposed collector street. The applicant has not changed the proposed lot configuration for the proposed commercial lots abutting the extension of Arkansas Systems Drive. The remainder of the lots are proposed for various zoning classifications and the indicated lot sizes are adequate to meet the minimum requirements for each of the requested zoning classification. The applicant has indicated a 25-foot platted building line along the proposed arterial street. The required building line differs for each zoning classification. Staff recommends the required building line be adjusted to match the approved zoning classification for each of the lots. For example the applicant has indicated a proposed April 22, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1408 8 building line for Lots 2 and 3. Staff is recommending the approved zoning be R-2, Single-family. The required building line for R-2 zoned property abutting an arterial is 35-feet. Staff is supportive of the proposed preliminary plat but not of the zoning proposed. Staff continues to recommend denial of the request based on issues with the proposed zoning request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Staff presented the item with a recommendation of denial based on the applicant’s requested zoning. There were registered objectors present related to the applicant’s request to amend the City’s Future Land Use Plan (File No. LU03-19-02 – Item A.1) and the applicant’s request for rezoning (File No. Z-4807-E – Item A.3). The Commission allowed the applicant and the opposition to address them concerning the merits and the proposed impact of the proposed request. There was very little discussion of the proposed preliminary plat. Please see the minute records for the Future Land Use Plan Amendment and the rezoning request for more specific details of the discussion. A motion was made to approve the proposed preliminary plat. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: A.1 FILE NO.: LU03-19-02 Name: Land Use Plan Amendment - Chenal Planning District Location: North of Chenal Parkway, South of Rahling Road Request: Area 1: Office and Multifamily to Commercial. Area 2: Commercial to Office. Area 3: Multifamily to Office. Area 4: Single Family to Park / Open Space. Area 5: Single Family to Public Institutional. Area 6: Low Density Residential to Multifamily. Area 7: Single Family to Multifamily. Source: Joe White, White - Daters & Associates PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Office, Multifamily, Low Density Residential, and Single Family to Office, Commercial, and Multifamily. The Office category represents services provided directly to the consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Multifamily category accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. The applicant wishes to develop the property for commercial, office, and multifamily uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include an area shown as Low Density Residential at the end of Wellington Hills Road to recognize existing zoning and the proposed multi- family development. In addition, the application was expanded to include a change from Single Family to Park / Open Space at the northwest corner of Wellington Hills and Wellington Village Road (Area 4), and a change from Single Family to Public Institutional on the west side of Wellington Village Road (Area 5) to recognize existing zoning and the uses. The Park / Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The Public Institutional category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 2 EXISTING LAND USE AND ZONING: The applicant’s property is about 120.0 acres ± of pastureland. The portion of the applicant’s property on the west side of the Champlin / Wellington Hills Proposed Minor Arterial is zoned R-2 Single Family at the end of Champlin Drive, MF-18 Multifamily at the end of Kirk Road, O-2 Office and Institutional along Kirk Road, and MF-18 at the south end of the applicant’s property. The east side of the Proposed Minor Arterial is zoned R-2 at the end of Champlin Drive, R-3 Single Family in the middle, and MF-6 Multifamily at the end of Wellington Hills Road. The expanded area consists of vacant land zoned MF-18 near the end of Wellington Hills Road, a retention pond at the northwest corner of Wellington Hills and Wellington Village Road zoned R-2, and property zoned R-2 with a Conditional Use Permit for a church on the west side of Wellington Village Road. The vacant land neighboring the study area beginning at the end of Champlin Drive is zoned MF-18, R-2, and MF-6. The property wrapping around the east side of the expanded area consists of houses located in the vicinity of Wellington Hills Road zoned R-2. The property on the east side of the intersection of Wellington Hills and Wellington Village Roads consist of a church zoned R-2 with a C.U.P. and vacant land at the northeast corner zoned O-1 Quiet Office. The south side of Wellington Hills Road includes vacant land zoned C-1 Neighborhood Commercial at the Wellington Village intersection, plus offices and a radio station zoned Planned Office Development at the end of Wellington Hills. The land to the south along Chenal Parkway includes a church zoned R-2 with a C.U.P. at Kanis Road, and an automobile dealership zoned Planned Development - Commercial at Kirk Road. The property to the west along Kirk Road consists of a convenience store zoned C-3 General Commercial at Chenal Parkway, offices and vacant land zoned O-2 along the west side of Kirk Road on both sides of Systems Drive, and vacant land zoned MF-18 on the south side of Rahling Road at Chenal Valley Drive. A small parcel of vacant land zoned O-3 is located north of the applicant’s property on the end of Champlin Drive on the west side. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On June 17, 2003 multiple changes were made from Office, Multifamily, and Single Family to Multifamily and Low Density Residential along the south side of Rahling Road at Chenal Valley Drive within a 1 mile radius of the current study area, which includes some of the property addressed by this amendment, and resulted in the current Future Land Uses shown for the study area to accommodate proposed development and recognize existing conditions. April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 3 On September 18, 2001 a change was made from Single Family, to Neighborhood Commercial and Office on Rahling Road at Chenal Valley Drive and Champlin Drive about 1/10 of a mile north of the amendment area to accommodate proposed development. On September 18, 2001 a change was made from Low Density Residential to Single Family for an area located northeast of the end of Lamarche Drive about 1 mile north of the study area to recognize existing conditions. On April 17, 2001 a change was made from Single Family, Multifamily, and Park/Open Space to Community Shopping on Rahling Road & Chenal Parkway about ¼ of a mile west of the study area to accommodate proposed development. On January 4, 2000 a change was made from Office to Mixed Office Commercial at 15500 Chenal Parkway about 1/10th of a mile southwest of the amendment area to accommodate proposed development. The portion of the applicant’s property on the west side of the Champlin / Wellington Hills connection is shown as Multifamily, Office and Commercial. The land between the area shown as Office and the Proposed Minor Arterial is shown as Multifamily. The east side of the applicant’s property is shown as Single Family to the north and Low Density Residential to the south. The expanded area is shown as Low Density Residential at the end of Wellington Village Road, Single Family at the northwest corner of the Wellington Hills / Wellington Village intersection, and along the west side of Wellington Village Road. The neighboring property north of the study area is shown as Office and Multifamily at the end of Champlin Drive. The land wrapping around the east side of the expanded study area is shown as Single Family. The intersection of Wellington Hills and Wellington Village is shown as Public Institutional on the east side of Wellington Village and Suburban Office at the corner. The land on the south side of Wellington Hills is shown as Neighborhood Commercial at Wellington Village Road and Suburban Office at the end of Wellington Hills. The property to the south along Chenal Parkway is shown as Public Institutional at the intersection of Kanis Road and Commercial from Kanis to Kirk Road. The land to the west is shown as Commercial at the Chenal / Kirk intersection and Office along the west side of Kirk Road. The land at the northwest corner of the study area is shown as Multifamily. MASTER STREET PLAN: Champlin Drive / Wellington Hills Road is shown as a Minor Arterials. The Champlin end intersecting Rahling Road is built to a 5-lane standard while the April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 4 Wellington Hills segment is built to a 4-lane standard with a raised median. A Proposed Collector Street is shown to link Wellington Village Road to the Champlin / Wellington Hills Proposed Minor Arterial. The completed portion of Wellington Village is classified as a Collector Street built to Collector standards. A second Proposed Collector Street will link Systems Drive from Kirk Road to the Champlin / Wellington Hills Proposed Minor Arterial. A third Proposed Collector Street will link Kirk Road to the Champlin / Wellington Hills Proposed Minor Arterial and is the subject of a Master Street Plan Amendment on this agenda. There are no bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows a Potential Greenbelt along Rock Creek in the median of Chenal Parkway within an eight block walking distance south of the application area. The plan is to develop the median of Chenal Parkway as a linear park and will include the construction of the Class I bikeway shown on the Master Street Plan. Since this amendment covers a large area, the northern portions of the study area are located in a Service Deficit Area and would require the development of park and open space facilities to serve future developments. HISTORIC DISTRICTS: There are no 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: Area 1: (Office & Multifamily to Commercial) This change would introduce an area of Commercial that would provide land to serve the offices to the west and residential areas to the east and significantly increase the potential intensity of development that could occur in the neighborhood. The location of this area between non-residential uses to the west and residential uses to the east could provide a focal point for the neighborhood as a center of activity that could serve both of the neighboring uses. However, this change would place an inappropriately high intensity of commercial uses in an area that would be more appropriately served with less intense commercial activity. The Commercial land use category would allow uses that would not provide support services to the nearby office areas during business hours and uses that would have adverse April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 5 impacts on the neighboring residential areas. The adverse affects resulting from increased traffic, noise, and visual impacts would have a greater negative impact on the residential areas to the east while leaving the non-residential areas to the west relatively non-disturbed. If the proposed change to Multifamily in Areas 6 is approved, the Multifamily designation for those areas could provide a transition from the non-residential areas to the west and the less intense Low Density Residential. If the change for Area 6 is not approved, a change to Commercial in Area 1 would place a conflicting use adjacent to the area shown as Low Density Residential. At this time all of the areas providing land for retail developments are located at along Chenal Parkway and Rahling Road. The closest land to the study areas shown for non-residential uses consists of the areas shown as Office, located to the west. This change would provide vacant land for new retail development on Champlin / Wellington Hills located about halfway from the areas currently shown for retail uses. Area 2: (Commercial to Office) This change would reduce the amount of land shown as Commercial at the northeast corner of the Chenal Parkway / Kirk Road intersection. The area proposed for Office would be small enough that by itself would not require an amendment. However, this amendment is adjacent to Area 3, which for a proposed change from Multifamily to Office. The change from Commercial to Office in Area 2 is essentially an expansion for the proposed change in Area 3. The Commercial shown at the intersection of Kirk Road fronts and is accessed by Chenal Parkway. Kirk Road would front area #2. Area 3: (Multifamily to Office) This conversion would increase the area shown as Office and allow the assembly of land parcels suitable for larger office development between Kirk Road and the Champlin / Wellington Hills Connection. This alteration would allow a greater continuity of uses by establishing non- residential uses along the west side of the Champlin / Wellington Hills connection south of the Systems Drive extension. This modification would also be compatible with the Suburban Office to the east and the Commercial and Public Institutional to the south. In addition, a change to Office would provide double frontage for office developments between Kirk Road and the Champlin / Wellington Hills connection. The area shown as Office between Kirk Road and Chenal Parkway is near build-out. A change to Office would provide more vacant land allow more future office development in the neighborhood. Similar to the change proposed for Area 1, the proposed change in Area 3 could have adverse affects resulting from increased traffic, noise, and visual impacts would have a potential negative impact on the residential areas to the east. If the proposed changes to Multifamily in Areas 6 are approved, the Multifamily designation for those areas could provide a transition from the non-residential areas to the west and the less intense Low Density Residential. As in Area 1, if the changes for Area 6 is not approved, a change to Office in Area 3 would place a conflicting April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 6 use adjacent to the area shown as Low Density Residential. The proposal for Area 3 would also increase the area of non-residential, requiring people live further from the proposed commercial and offices uses, further segregating uses. A change to Office in Area 3 would allow for a campus type office development. Area 4: (Single Family to Park / Open Space) A change to Park / Open Space would recognize existing conditions at the northwest corner of the Wellington Hills / Wellington Village intersection. Park / Open Space would also serve to protect the integrity of the retention pond located at the northwest corner of Wellington Hills and Wellington Village and preserve the hillside. A change to Park / Open Space would also buffer the Single Family uses to the north from the non-residential uses located to the south. In addition, Park / Open Space would also provide a transition along the north side of Wellington Village from the Suburban Office and Commercial shown south of Wellington Village and the residential areas to the west. This change along with the proposed changes for Areas 5 and 6 would buffer the less intense residential uses to the north from the more intense nonresidential uses to the south. As an existing use, or neighborhood amenity, a change to Park / Open Space should help re-enforce this area as an open space amenity to the neighborhood. Area 5: (Single Family to Public Institutional) The Public Institutional category would recognize the church and provide a transition along the west side of Wellington Village into the residential areas to the north from the non-residential areas to the south. A change to Public Institutional is intended to serve the civic needs of the neighborhood. A change to Public Institutional in Area 5, along with a change to Park / Open Space in Area 4, would complement the Suburban Office and Public Institutional on the east side of Wellington Village to create a gateway into the neighborhood. As in Area 4, this change would recognize an existing use, or neighborhood amenity, there would be little negative impact on the neighborhood as long as the present use of the property remains unaltered. However, unlike the property in Area 4, this property could be more easily converted from its present use to either residential or non-residential uses. Area 6: (Low Density Residential & Single Family to Multifamily) A change to Multifamily would eliminate the LDR fronting Wellington Hills Road and provide Multifamily along the east side of the proposed Champlin / Wellington Hills link. Although a change to Multifamily could also place a higher density of residential uses next to less intense LDR, the remaining area shown as LDR could provide a transition between densities of residential development. This change would also buffer the non-residential areas to the west from the residential areas to the east. This proposal along with the proposed change in Area 7 would create a continuous area of Multifamily from Area 4 and the Multifamily shown at the intersection of Rahling Road and Chenal Valley Drive. The change in Area 6 April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 7 could also provide a transition of use intensity resulting from the proposed change to Commercial in Area 1 from the less intense residential areas to the east. However, due to the possible densities of development in an area shown as Multifamily (up to 36 dwelling units per acre), a change to Multifamily in Area 6 compared to the possible densities in an area shown as LDR (as low as 6 dwelling units per acre), a large difference in densities could occur in developments located next to each other. Area 7: (Single Family to Multifamily) A change to Multifamily would link a change to Multifamily in Area #6 to the Multifamily shown at the end of Champlin Drive. The proposed change for Area #7 would also establish Multifamily uses on both sides of the Champlin / Wellington Hills connection between the Systems Drive extension and the proposed Wellington Village Road extension. However, as in Area 6, this could place a higher density of residential uses next to less intense residential uses without a buffer between densities of residential development. A change to Multifamily at this location would increase the area already shown as Multifamily at the end of Champlin Drive. A change to Multifamily in Area 7 could result in a greater difference between developments located in Area 7 and the lower densities allowed in the areas to the east. Multifamily developments located in Area 7 would also occur adjacent to Single Family developments that would occur in conjunction with an extension of the Wellington Village Road Collector Street. In summary, the changes proposed would establish Champlin / Wellington Hills as a boundary between residential and non-residential uses located south of systems drive. The changes for Areas 1, 2, and 3 would add place Commercial uses inside the neighborhood, expand the area shown as Office, and remove Multifamily from the west side of Champlin / Wellington Hills. The changes for Areas 4 and 5 would complement the land shown as Suburban Office and Public Institutional at the intersection of Wellington Hills and Wellington Village to establish a transition of uses along Wellington Village and create an entrance into the residential areas to the north. The change for Areas 6 would complement the changes proposed for Areas 1 and 3 to establish Champlin / Wellington Hills as a boundary between residential and non-residential uses. The change in Area 7 would increase the area shown as Multifamily currently shown at the end of Champlin Drive. These changes add a new area shown as Commercial with a slight reduction in the Office and Multifamily. The loss of Office and Multi-family in Area 1 would be offset by an increases in land shown as Office in Areas 2 & 3 and Multi-family for Areas 6 & 7. The changes to Office in Areas 2 and 3 also provides vacant land for Office uses in addition to the land already developed with Office uses along Chenal Parkway. A change for Area 5 would reinforce a neighborhood amenity, while both changes for Areas 4 and 5 recognize existing conditions. New Multifamily in Areas 6 & 7 would add vacant April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 8 land to the recent increase in Multifamily shown at the end of Champlin Drive and south of Rahling Road at Chenal Valley Drive. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Chenal Ridge Property, Du Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, Maywood Manor Neighborhood Association, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd N.A., Margeaux Place Property Owners Association, and Parkway Place Property Owners Association. Staff has received one comment from area residents. The comment received was neutral. STAFF RECOMMENDATIONS: Staff believes the following changes are appropriate: Staff believes the changes in Areas 2 - 5 are appropriate to establish the Proposed Minor Arterial as a boundary between intensity of uses and to provide a transition between uses along Wellington Village Road. In area 1, a change to Neighborhood Commercial is more appropriate than a change to Commercial and would also provide small-scale goods and services to the residential areas after business hours, while providing support uses to the office areas during business hours, creating a focal point for the neighborhood. In Area 6 - 7, staff supports a change to Multi-family with the addition of a strip of Park / Open Space along the boundaries adjacent to areas shown as Low Density Residential and Single Family would be more appropriate to provide a buffer between intensity of uses. April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 9 PLANNING COMMISSION ACTION: (December 4, 2003) The item was placed on the consent agenda for deferral to the January 29, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (January 29, 2004) The item was placed on the consent agenda for deferral to the March 11, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for deferral to the April 22, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted new information on April 7, 2004 with changes to various aspects of the applications. Due in part to the many deferrals of this item and the changes that have occurred in Little Rock, together with the modifications to the applications, Staff reviewed the entire request. In Area 1 on the east side of Kirk Road at Systems Drive, staff does not support the change to Commercial. A change to Neighborhood Commercial is more appropriate and would also provide small-scale goods and services to the residential areas after business hours, while providing support uses to the office areas during business hours, creating a focal point for the neighborhood. In Area 2 and 3 on the southern boundary of the application area, Staff supports the change to Office. In area 4 and 5 in the southeastern area of the application, Staff supports the changes from Single Family to Park/Open Space and Single Family to Public Institutional to recognize existing uses of a lake with open space and a church. April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 10 In Area 6 on the eastern side of the application, staff does not support a change from Low Density Residential to Multi-family. Staff supports the Low Density Residential as currently shown as a transition from the proposed Office use to the Single Family to the northeast. The arterial in this instance could serve as the dividing line between the higher intensity uses of Multifamily, Office and Neighborhood Commercial on the west as opposed to the Single Family and Low Density Residential on the east. In Area 7, in the northeastern section of the application, staff does not supports a change from Single Family to Multi-family, but would suppoort a change to Low Density Residential north of the proposed collector and east of the minor arterial as a transition down from the multifamily to the recommended Single Family to the south and the existing Single Family to the southeast. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James and Monte Moore made presentations of item A and A.3 so the discussion could coincide with the discussion for item A.1. See item A for a complete discussion concerning the preliminary plat and item A.3 for the zoning action. Wingfield Martin spoke in favor of the application. He spoke of changes to the Master Street Plan to shift the arterial to the west. He continued that the arterial justified the higher zoning classifications to offset the cost of building the arterial. He continued on existing conditions in the area. He stated that they would accept C-1 instead of C-3 and to accept Neighborhood Commercial instead of Commercial in Area 1. Casey Tucker spoke in opposition to the change. She spoke of diminished property values and existing apartment complexes in the area. She stated that she was okay with the commercial and office uses. She continued about the lack of fire protection in the area. Doug McNeil, of Winrock Development, stated that he was generally supportive of the staff recommendations. Dwayne Shelton spoke in opposition to the application. He stated that the extension of Kanis to Chenal at Wellington Hills was necessary to remove traffic going east through St. Charles. He spoke that there were not actual costs given April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 11 for the difference in building a collector and an arterial. He questioned the need for that much multi-family in the area. Bob Tyler opposes the application. He stated that residential appraisals are different now and that they look at adjacent uses as multi-family. He stated that there needs to be a buffer from the single Family to the Multi-family. Alan Van Biervliet spoke in opposition. He stated that the high point of the neighborhood is on this site and would not prefer to have apartments on the top of the hill. There was a discussion of the Staff and the commissioners as to whether vote on the individual areas or cast one vote on the entire item. A motion was made to approve the item as amended. The motion was denied with a vote of 0 ayes, 10 noes and 1 absent. April 22, 2004 ITEM NO.: A.2 FILE NO.: MSP03-04 Name: Master Street Plan Amendment - Chenal Planning District Location: Between Kirk Road and the Champlin/Wellington Hills Proposed Minor Arterial Request: Removal of a Proposed Collector Street Source: Joe White, White - Daters & Associates PROPOSAL / REQUEST: Master Street Plan amendment in the Chenal Planning District for the removal of a Proposed Collector Street and abandonment of the dedicated Right-of-Way running through the applicant’s property. Collector Streets are to provide access to and from the arterial network to a development, subdivision or large center of activity, as well as access to adjacent properties. The applicant wishes to remove the Proposed Collector Street to assemble land for office development. Staff has not expanded the application since the entire length of the segment consists of right-of-way running through the applicant’s property and does not extend beyond the two streets it connects. The length of the segment is about 1,390 + feet. CURRENT MASTER STREET PLAN: The Proposed Collector Street shown would connect Kirk Road to the Champlin / Wellington Hills Proposed Minor Arterial. Kirk Road is shown on the plan as a Collector Street and is built as a rural two-lane road. Kirk Road will need improvements in order to conform to the Master Street Plan standards for Collector Streets. The Champlin / Wellington Hills Proposed Minor Arterial shown on the plan is intended to link Champlin Drive to Wellington Hills Road and would need to be built. The Master Street Plan also shows an extension to Systems Drive as a Proposed Collector Street. FUTURE LAND USE PLAN: The intersection of the Proposed Collector Street with Kirk Road is shown as Commercial except for the northeast corner, which is shown as Office. The property where the Proposed Collector Street will intersect the April 22, 2004 SUBDIVISION ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04 2 Champlin/Wellington Hills Proposed Minor Arterial is shown as Multifamily on the west side of the intersection, while the east side is shown as Low Density Residential. All of the land along the segment in question east of Kirk Road is the subject of a Land Use Plan amendment and is a separate item on this agenda. HISTORIC DISTRICTS: There are no 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: Pastureland lies on both sides of the Proposed Collector Street. The proposed street segment that would link the office developments west of Kirk Road to the residential areas located north and east of Wellington Hills Road. The removal of the Proposed Collector Street would necessitate that the adjacent property be accessed by other means and could result in more curb cuts, on Kirk Road, Champlin / Wellington Hills, and the Systems Drive extension. The Proposed Collector Street has a dedicated Right-of-Way of 60 feet. The design standards for Proposed Collector Streets are intended to serve a traffic count of 5,000 vehicles per day. Removal of the Proposed Collector Street with the suggested future development pattern would likely increase traffic on Kirk Road and the Champlin / Wellington Hills connection. If approved, the Champlin / Wellington Hills Proposed Minor Arterial would serve the role of providing access to adjacent properties. Minor Arterials are intended to provide access between different sections of the city with the secondary purpose of providing access to adjacent properties. Although Kirk Road, as a Collector Street, is intended to link the neighborhood to an Arterial, this application would increase the traffic on Kirk Road by increasing its use for access to adjacent property. Since the Proposed Collector Street is a short segment that begins at Kirk Road and ends at the Proposed Minor Arterial, it is not as likely that it would become a cut-through street. The Proposed Collector Street would be more likely to be used to access adjacent property. The current street pattern shown on the Master Street Plan anticipated a higher density of land development. The three Proposed Collectors link properties to April 22, 2004 SUBDIVISION ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04 3 the Champlin / Wellington Hills Proposed Minor Arterial. If the related land use plan amendments are approved, the Future Land Use Plan would accommodate higher densities of development than is currently shown. Any increased density would generate a larger amount of traffic that would need the proposed streets shown on the Master Street Plan. The Proposed Collector Street in question, as well as the one that would extend Systems Drive, would complement each other to link the office developments to the west with residential areas located east of Champlin / Wellington Hills. If this amendment is approved the Proposed Collector Street located at the end of Systems Drive would serve a higher volume of traffic as the only link between the residential areas to the east and the non- residential areas to the west. Due to the high number of land use plan amendments in this area, there is a need for roads. This amendment bisects an area under consideration for a Land Use Plan amendment for a change from Multifamily to Office, which could increase the intensity of development and could increase the amount of traffic generated. The plan amendment could result in a larger area of intense development between Kirk Road and the Proposed Minor Arterial from Chenal Parkway and the Systems Drive extension. The Proposed Collector Street currently shown lies approximately halfway between Chenal Parkway and the systems drive extension. This Master Street Plan amendment coupled with increases of intensity of development proposed by the Land Use Plan amendment would create a an area of intense development that would only be accessed from streets located at the periphery. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Chenal Ridge Property, Du Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, Maywood Manor Neighborhood Association, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd N.A., Margeaux Place Property Owners Association, and Parkway Place Property Owners Association. Staff has received one comment from area residents. The one comment received was neutral. April 22, 2004 SUBDIVISION ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04 4 STAFF RECOMMENDATIONS: Staff believes the change not appropriate based on the suggested land use pattern and information provided. PLANNING COMMISSION ACTION: (December 4, 2003) The item was placed on the consent agenda for deferral to the January 29, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (January 29, 2004) The item was placed on the consent agenda for deferral to the March 11, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. April 22, 2004 SUBDIVISION ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04 5 For copies of letters and emails concerning this item see Item A.1. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for deferral to the April 22, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted new information on April 7, 2004. The new submission shows the Arterial and Collector system as proposed by the Master Street Map. There no longer is an amendment and this item should be withdrawn from the Planning Commissions Agenda. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: A.3 FILE NO.: Z-4807-E Owner: Shackleford Family Trust Applicant: White-Daters and Associates Location: Along the east side of Kirk Road, north of Chenal Parkway Area: Approximately 120 acres Request: Rezoning from Various Districts to MF-18, O-2, O-3 and C-3 Purpose: Future development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Apartment complex and undeveloped property; zoned MF-18, O-3 and C-1 South – Auto dealership, branch bank, dental clinic; zoned PD-C and C-3 East – Undeveloped property and mini-warehouse development; zoned R-2, R-3, MF-6, MF-18 and POD West – Single family residential, auto repair garage, office uses and undeveloped property (across Kirk Road); zoned O-2, O-3 and C-3 A. PUBLIC WORKS COMMENTS: 1. Refer to all comments for the preliminary plat (Item 6.). Show all existing and proposed right-of-way dedications on the zoning plan. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. C. PUBLIC NOTIFICATION: All property owners located within 200 feet of the site, all residents within 300 feet who could be identified, and the St. Charles and Parkway Place Neighborhood Associations were notified of the public hearing. April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E 2 D. LAND USE ELEMENT: This request is located in the Chenal Planning District. The Land Use Plan shows Office, Multifamily, Low Density Residential and Single Family for this property. The applicant has applied for O-2 Office and Institutional, O-3 General Office, C-3 General Commercial and MF-18 Multifamily for office, retail and multifamily development. A land use plan amendment for a change to Office, Commercial and Multifamily is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed an action statement that recommends the aggressive use of Planned Zoning Districts to influence more neighborhood-friendly and better quality development. E. STAFF ANALYSIS: Shackleford Family Trust, owner of the 120 acres of property located along the east side of Kirk Road, north of Chenal Parkway, is requesting to rezone the majority of the property from various districts to MF-18, O-2, O-3 and C-3. The rezoning is proposed for the future development of the property. In addressing an overall development plan for the property, the applicant has also filed a land use plan amendment, master street plan amendment and preliminary plat. Those issues are also items on this Planning Commission agenda. The property is undeveloped and mostly grass-covered pasture land. Portions of the property are sparsely tree-covered. The property has varying degrees of slope. There are two (2) single family residences located within the west one-half of the property, which take access from Kirk Road. The general area contains a mixture of uses and zoning. There is an apartment complex and undeveloped MF-18, O-3 and C-1 zoned property to the north. There is an auto dealership, branch bank and dental clinic to the south, with a Kroger store development further south across Chenal Parkway. The Arkansas Systems Office Park is located across Kirk Road to the west, along with an auto repair business and three or four single April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E 3 family residences. The majority of the property to the east is undeveloped and zoned R-2, R-3, MF-6 and MF-18. There is a mini-warehouse development at the southeast corner of the property, with the Villages of Wellington single family development being located further to the east. The applicant is proposing to rezone the majority of the property from various districts to MF-18, O-2, O-3 and C-3. The list of the proposed rezoning is as follows, with the “Area” numbers referring to the attached sketch map, and the acreage calculations being approximations. The acreage calculations do not include the proposed street rights-of-way. Area 1. Rezone from R-2 to MF-18 (5.5 Acres) Area 2. Rezone from R-3 to MF-18 (17.5 Acres) Area 3. Rezone from MF-6 to MF-18 (19 Acres) Area 4. Rezone from O-2 to MF-18 (4.5 Acres) Area 5. Rezone from MF-18 to O-2 (8.3 Acres) Area 6. Rezone from O-2 to O-3 (5 Acres) Area 7. Rezone from O-2 to C-3 (4.3 Acres) Area 8. Rezone from O-2 to MF-18 (4.3 Acres) Area 9. Rezone from R-2 to MF-18 (6 Acres) Area 10. Remain zoned MF-18 (19 Acres) Area 11. Remain zoned O-2 (13.3 Acres) The City’s Future Land Use Plan designates this property as Office, Multifamily, Low Density Residential and Single Family. The applicant has filed a land use plan amendment for a change to Office, Commercial and Multifamily. This issue is a separate item on this agenda (Item 6.1). Although staff is supportive of an overall development plan for this 120 acres, staff does not support all of the zoning changes as proposed. Staff supports the rezoning of Areas 5, 8 and 9 as described above, with Areas 10 and 11 remaining zoned MF-18 and O-2 respectively. Staff does not support the rezoning of Areas 1-4, 6 and 7 as requested. Staff feels that Areas 1-4 should be zoned to MF-12 (instead of MF-18), a lower multifamily density, with a 50 foot wide zoned OS (Open Space) strip along the east property line. Staff feels that this will provide a good transition from the minor arterial to the single family zoning to the east, and provide an adequate buffer between a multifamily development and the future expansion of the Villages of Wellington single family development. Staff also feels that Area 6 should remain zoned O-2 April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E 4 (instead of O-3) and maintained as part of the overall O-2 tract to the east. Staff does not feel that small O-3 zoned tracts will be appropriate for this area along the east side of Kirk Road (see Item 6. – proposed preliminary plat). Additionally, staff feels that it would be more appropriate to zone Area 7 to C-1 Neighborhood Commercial District (instead of C-3), as it is adjacent to proposed multifamily zoning to the north and east. According to Section 36-299 of the City’s Zoning Ordinance, “The C-1 Neighborhood Commercial District is designed to accommodate limited retail developments within or adjacent to neighborhood areas for the purpose of supplying daily household needs of the residents food, drugs and personal services.” Staff feels that C-1 zoning would be more compatible with the overall zoning plan for the property, given the total amount of multifamily zoning proposed. Staff feels that the overall zoning plan for the property, as suggested by staff, will have no adverse impact on the adjacent property or the general area. Staff feels that the 46.5± acres of proposed MF-18 zoning on the east side of the future minor arterial is too much multifamily density of the area, given the 29 acres of MF-18 zoning proposed for the west side of the arterial along with the existing multifamily zoning and development to the north and southeast. In addition, staff believers a 50 foot wide zoned OS buffer along the east property line, north of the future minor arterial, will provide an adequate buffer between a future MF-12 development and future expansion of the single family development to the east. F. STAFF RECOMMENDATION: Staff recommends denial of the rezoning plan, as requested. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were several registered objectors present. Staff stated the applicant had requested this item be deferred to the December 18, 2003 Public Hearing. Staff stated they would recommend the application be deferred to the January 29, 2004 Public Hearing April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E 5 to allow all the related item to be considered at the same time. The applicant indicated they were agreeable to this recommendation. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant submitted a letter requesting the item be deferred to the March 11, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were registered objectors present. Staff stated the applicant had submitted a letter dated March 1, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By-Laws related to the number of allowed deferrals. Staff stated the applicant had notified property owners as required by the Planning Commission By-Laws of the deferral request. Staff stated they were supportive of the By-Law waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised zoning plan to staff on April 7, 2004. The revised plan makes two (2) minor changes to the original proposal. The applicant has removed the 5 acres of proposed O-3 zoning along the east side of Kirk Road from the proposal. The applicant has also slightly enlarged the overall April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E 6 amount of proposed C-3 zoning along Systems Drive, from 4.3 acres to 5.8 acres. Otherwise, the rezoning plan remains the same, with approximately 46.5 acres of proposed MF-18 zoning along the east side of Chaplin Drive, approximately 28.5 acres of existing and proposed MF-18 zoning along the west side of Chaplin Drive, and approximately 26.3 acres of existing and proposed O-2 zoning within the southern portion of the overall ownership. The attached sketch map shows the areas of existing and proposed zoning with reference to the proposed lots and street construction. Please disregard the previously used “Area” numbers, as they do not apply to the revised zoning plan and sketch. Staff continues to be in support of an overall development/zoning plan for this 120 areas. Staff supports the zoning for lots 5, 6, 7, 12 and 13. Staff does not support the zoning proposed for Lots 1, 2, 3, 4, 8, 9, 10 and 11. Staff feels that MF-18 zoning along the east side of Chaplin Drive is too much density adjacent to the single family zoning to the east. Staff could support MF-6 zoning for Lots 1 and 4, as they are adjacent to existing multifamily zoned areas. Staff would like to see Lots 2 and 3 zoned R-2 and incorporated into the single family development to the east. Additionally, staff continues to feel that it would be more appropriate to zone Lots 8-11 to “C-1” Neighborhood Commercial District (instead of C-3). Staff feels that C-1 zoning would be more compatible with the overall zoning plan for the area, given the total amount of multifamily zoning. Staff feels that the overall zoning plan for the property, as suggested by staff, is most appropriate for the property and surrounding properties. Staff believes that rezoning the property, as proposed by staff, will have no adverse impact on the surrounding properties or the general area. Staff continues to recommend denial of the rezoning plan, as requested and revised by the applicant. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Wingfield Martin, Joe White and Scott Shackleford were present, representing the application. There were several persons present in opposition. Staff presented the item with a recommendation of denial of the overall zoning plan as requested by the applicant. The rezoning, land use plan amendment and preliminary plat were discussed simultaneously. Wingfield Martin addressed the Commission in support of the application. He gave a brief history of the property. He discussed the existing zoning in the area. April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E 7 He presented photos of developments in the area and discussed. He stated that he would amend the application to MF-12 zoning for Lots 1-4 and C-1 for Lots 8-11. He stated that he would also amend the Land Use Plan Amendment for Lots 8-11 to Neighborhood Commercial. Casey Tucker addressed the Commission in opposition. She expressed concerns with property values and increased crime rates associated with multifamily property. She discussed the existing multifamily zoned property in the area. Doug McNeil also addressed the Commission in opposition. He noted that he purchased the property to the east based on the fact that the property to the west was low density residential. He agreed with the master zoning plan for the property as recommended by staff. Dwayne Shelton also spoke in opposition. He expressed concern with the total amount of multifamily zoning proposed. He also expressed concerns with traffic in the area. He questioned the need for additional multifamily zoning in the area. Bob Tyler also spoke in opposition. He expressed a need for transition from Champlin Drive to the single family property to the east. He agreed with staff’s recommendation. Alan Van Biervliet also addressed the Commission in opposition. He noted that the elevation of the property was higher than other properties in the area. He expressed concerns with what development of the property would look like. Wingfield Martin stated that plan for the property had been known for several months. He noted that there was no intent to mislead any of the property owners in the area. There was a brief discussion of the staff recommendation. There was also discussion of the required vote. Cindy Dawson, City Attorney, stated that one (1) vote needed to be taken on the entire rezoning application. There was a motion to approve the Land Use Plan Amendment as revised by the applicant. The motion failed by a vote of 0 ayes, 10 nays and 1 absent. Wingfield Martin further amended the rezoning application as recommended by staff. He requested MF-6 zoning for Lots 1 and 4, and R-2 zoning for Lots 2 and 3. April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E 8 There was a motion to approve the rezoning application as amended by the applicant and recommended by staff. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The revised application was approved. April 22, 2004 ITEM NO.: B FILE NO.: S-185-P NAME: Little Rock Port Subdivision Tract C Area 101 Revised Preliminary Plat LOCATION: North of Slone Drive, South of Lindsey Road DEVELOPER: Fleming Building Company of Arkansas 1001 West Fort Gibson Road Catoosa, OK 74015 ENGINEER: Garver Engineers, LLC 1010 Battery Street Little Rock, AR 72202 AREA: 59.43 acres NUMBER OF LOTS: 6 FT. NEW STREET: 1824 L.F. CURRENT ZONING: I-3, Industrial District PLANNING DISTRICT: 25 CENSUS TRACT: 40.07 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced front yard building line. A. PROPOSAL/REQUEST: Tract C was platted in 1974 and consists of approximately 60 acres. A 550,000 square foot warehouse with related rail and truck facilities was constructed by GE and has been utilized for 30 years. The Kansas City Life Insurance Company purchased Tract C and Applica presently utilizes the existing warehouse space. The old GE building is proposed to be included in a single lot (Lot C1) and the area south of Lot C1 is proposed as Lot C2. Lots C3 – C6 are located along the east edge of the property and will be used for four proposed warehouse buildings. The applicant has indicated a new industrial street (Trout Road) will be added to serve the four easterly lots from the west side. The applicant is April 22, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-185-P 2 requesting two phases; the development of Lots C3 and C6 in the first phase with Lots C4 and C5 developed in the second phase. The roadway and drainage improvements will be constructed in the first phase. B. EXISTING CONDITIONS: The site is located in the Port of Little Rock where there are numerous industrial buildings and activities. The site contains a large industrial building currently occupied by Applica. There is a large vacant grass covered area on the east and southern portion of the lot. There is a rail spur located along the eastern boundary of the property. Other uses in the area include industrial uses on I-3 zoned properties. Adjacent to the site, Lindsey Road and Sloane Drive are constructed to industrial road standards per the Master Street Plan. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and the College Station Progressive League were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Trout Road is to be constructed to the industrial street standards of the Master Street Plan and dedicated as a public street. 2. The ends of new Trout Road must be designed to facilitate truck-turning movements without crossing into the opposing lane. A larger radius with a throat width of 50 feet with a 160-foot taper is suggested. 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. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to 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. Driveway locations and widths are acceptable under the traffic access and circulation requirements of Sections 30-43 and 31-210. April 22, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-185-P 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: A water main extension will 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 a private fire system. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review. Staff requested the applicant provide the linear feet of internal street in the general notes section of the proposed preliminary plat. Staff also requested the applicant provide the names of April 22, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-185-P 4 recorded subdivisions abutting the plat area. Staff requested the applicant provide the source of water and the means of wastewater disposal in the general notes section of the preliminary plat. Public Works comments were addressed. Staff stated the ends of new Trout Road must be designed to facilitate truck-turning movements without crossing into the opposing lane. Staff stated the driveway locations and widths were acceptable under the traffic access and circulation requirements of Sections 30-43 and 31-210. Staff noted comments from other reporting departments and utilities. Staff suggested the applicant contact them individually for additional information. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal as Little Rock Wastewater Utility. The applicant has also indicated the names of recorded subdivisions abutting the plat area. The proposed preliminary plat indicates the addition of 1824 linear feet of new street as a result of the plat. The applicant has satisfied Public Works with regard to street design and driveway locations. The applicant has indicated new Trout Road designed to facilitate truck-turning movements without crossing into the opposing lane. The applicant is requesting a variance to allow a reduced front yard building line. The applicant has indicated a thirty-nine foot building line adjacent to proposed Trout Road. The ordinance typically requires a fifty-foot front yard building line adjacent to the street. Staff is supportive of this request. The proposed development will internalize parking between the warehouse buildings. The new road will be constructed to industrial street standards and the reduced building line should have minimal to no adverse impact on the adjoining properties. Staff is supportive of the proposed request. The applicant has indicated the development of 59.43 acres into six (6) industrial lots. The lots are currently zoned I-3 which requires a minimum lot size of one (1) acre. The proposed lots are more than adequate to meet this requirement; ranging in size from 3.02 acres to 27.38 acres. To staff’s knowledge there are no outstanding issues associated April 22, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-185-P 5 with the proposed request. Staff feels if the proposed preliminary plat is approved as presented there should be minimal to no adverse impact on adjoining properties. I. STAFF RECOMMENDATION: 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 requested variance to allow a reduced front yard building line, adjacent to Trout Road. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a letter dated March 8, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral would require a waiver of the By-Laws related to the late deferral request. Staff stated they were supportive of the By-law waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised plat to staff indicating a reduction in the number of lots from six to four and the proposed street design as a cul-de-sac. The applicant has indicated the development will be constructed in two phases. The applicant has indicated the roadway will be constructed in the first phase. The proposed preliminary plat indicates a reduced front building line of 39-feet. Staff was previously supportive of the requested reduced platted building line and continues to support the reduced front building line. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced front yard building line, adjacent to Trout Road. April 22, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-185-P 6 There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: C FILE NO.: S-1065-C NAME: Chenonceau Commercial Lots 1 and 2 Subdivision Site Plan Review LOCATION: On the Southeast corner of Cantrell Road and Chenonceau Boulevard DEVELOPER: Flake Family Partnership 225 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.22 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A two lot preliminary plat was approved by the Little Rock Planning Commission at their May 16, 1995 Public Hearing. The proposal included a commercial and office subdivision on a 16.66-acre tract. The site has frontages on both Cantrell Road and Chenonceau Boulevard. One interior cul-de-sac street, approximately 500 feet in length was proposed within the subdivision. Lots ranged in size from 0.8 acres to 2.14 acres, with the average lot size being 1.44 acres. The Final Plat for Lot 1 was executed on January 29, 1996. The Final Plat for Lot 2 was executed on December 19, 2003. A. PROPOSAL/REQUEST: The applicant is proposing the construction of two buildings on this site which was previously final platted as two lots. The applicant is proposing the construction of a 2,700 square foot bank building located on the corner of Cantrell Road and Chenonceau Boulevard and the construction of a retail April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C 2 building containing 12,000 square feet. The retail building is situated where it cross the lot line requiring the applicant to seek a multiple building site plan review. The proposed site plan indicates two sign locations, one on Chenonceau Boulevard, the second is proposed at the intersection of Cantrell Road and Chenonceau Boulevard. The applicant has indicated building setbacks along Cantrell Road conforming to required setback of the Highway 10 Design Overlay District requirements. The applicant has indicated 120 parking spaces for the proposed development. B. EXISTING CONDITIONS: The site is undeveloped and is heavily wooded and contained in a large area currently zoned for non-residential uses. The northern two-thirds of the overall area is zoned C-3; the southern one-third of the area is zoned O-2. The land to the east, south and southwest is all zoned R-2. Across Chenonceau Boulevard to the west is a MF-18 zoned tract currently under development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300-feet of the site, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Margeaux Property Owners Association, the Maywood Manor Neighborhood Association and the DuQuesne Place Property Owners Association and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenonceau is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline plus 10 foot additional for a right turn lane will be required. 2. Highway 10 at Chenonceau has been approved for a traffic signal when warrants are met. The proposed development located at a signalized intersection will require an additional left turn and right turn lane on Cenonceau. Provide a plan showing additional lanes, right-of-way and 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 April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C 3 grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center-Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C 4 Landscape: Areas set aside for buffer and landscaping appear to meet with the landscape ordinance and the Highway 10 Design Overlay District standards. Screening is required due to the residential use along the eastern perimeter of the site. This screening to be a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 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 properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the applicant. Staff stated the request was a multiple building site plan review since one of the buildings was proposed to cross an existing lot line. Staff requested the applicant provide additional information concerning the proposed development. Staff requested the applicant indicate dumpster screening, the proposed days and hours of operation and details of any proposed signage. Staff also stated the proposed side yard landscaping strip along the eastern property line did not meet the required Highway 10 Design Overlay District Standards. Staff stated the required landscaping strip along the eastern property line should be an average of twenty- five feet. Staff suggested the applicant reduced the area set aside along the western perimeter (adjacent to Chenonceau Boulevard) to increase the area along the eastern perimeter. Staff stated the platted utility easement would have to be abandoned through Board of Directors action. Public Works comments were addressed. Staff stated Chenonceau was scheduled for signalization, which would require an additional turn lane. Staff requested the applicant provide right-of-way for the additional lanes. Mr. White questioned if the right-of-way could come from the existing median. Staff stated narrowing the median was an option. Staff stated the proposed driveway location along Cantrell Road was acceptable. April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C 5 Landscaping comments were addressed. Staff noted the areas set aside for buffer and landscaping appeared to meet the minimum landscape ordinance and the Highway 10 Design Overlay District requirements. Staff stated screening would be required along the eastern property line. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated an increased side yard buffer adjacent to the residentially zoned property to the east. The applicant has indicated a twenty-five average buffer, consistent with the Highway 10 Design Overlay District requirements. The applicant has indicated screening along the eastern property line sufficient to provide year around screening to the residentially zoned properties located to the east. Staff is supportive of the proposed landscaping and buffering. The applicant has indicated a single-ground mounted monument sign adjacent to Cantrell Road, consistent with signage allowed by the Highway 10 Design Overlay District or a maximum of ten feet height and seventy-two square feet in area. The applicant has indicated a second sign located on Chenonceau Boulevard also a maximum of ten feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. The applicant has indicted two dumpster locations on the proposed site plan. The first is located near the northern end of the retail building. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm seven days per week. Staff is supportive of the proposed dumpster locations and the days and hours of operation. Staff would however, recommend the dumpsters be serviced during daylight hours to minimize the impact on the single-family homes located to the east. A 25-foot utility and access easement was final platted as a part Lots 1 and 2 of the Chenonceau Commercial Subdivision. The applicant is requested the easement be abandoned as a part of the site plan review process. The applicant will follow through with abandonment to the Board of Directors if recommended for approval by the Commission. Staff is supportive of the request. The applicant has indicated cross access will be provided for both access and parking. The applicant has not indicated if the additional turn lane will be added to Chenonceau Boulevard. Public Works has indicated the Chenonceau Boulevard April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C 6 and Cantrell Road intersection is scheduled for signalization when warrants are met. Staff feels the addition of a left and right turn lane at the intersection is critical to facilitate traffic movement in the area. Staff recommends the additional turn lanes be added to Chenonceau Boulevard. To Staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal to no adverse impact on adjoining properties if the required infrastructure is put in place to facilitate traffic and buffers are put as proposed to protect the adjoining properties. I. STAFF RECOMMENDATION: 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 the right and left turn lanes be added to Chenonceau Boulevard to enhance traffic movement in the area. Staff recommends the dumpsters service be limited to daylight hours. Staff recommends approval of the requested abandonment of the access and utility easement located within the proposed site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated March 8, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By-laws related to the late deferral request. Staff stated the applicant requested additional time to work with an adjoining property owner. Staff stated an application would be filed on March 15, 2004 related to the adjoining site and would be heard by the Commission at their April 22, 2004 Public Hearing. Staff stated they were supportive of the By-Law Waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has revised the site plan for driveway placement along the shared property lines of the existing site and the site being considered for a planned office April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C 7 development (Item #21.1 – File No. Z-7605). Staff is supportive of this request. As with the previous application the applicant is requesting a waiver of street improvements to Chennonceau Boulevard. All previous comments and recommendation from the March 11, 2004, Public Hearing continue to apply to this request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White 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 conditions outlined in paragraphs, D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: D FILE NO.: LU04-12-01 Name: Land Use Plan Amendment - 65th Street - West Planning District Location: Southeast Corner of Col. Glenn and Shackleford Roads Request: Light Industrial to Commercial and Service Trades District Source: Kevin Huchingson, Dickson Flake & Partners PROPOSAL / REQUEST: Land Use Plan amendment in the 65th Street - West Planning District from Light Industrial to Commercial and Service Trades District. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Service Trades District category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office development. A Planned Zoning District is required if the use is mixed office and commercial. The applicant wishes to develop a mixture of commercial, office, showroom, and warehouse activities on the property. Staff is not expanding the application since an expansion would not connect the applicant’s property to areas shown for similar uses, nor would an expansion recognize existing conditions. EXISTING LAND USE AND ZONING: The property is mostly vacant land with a few small structures and a salvage yard currently zoned R-2 Single Family and is 11.43 acres ± in size. The land on the north side consists of large lot single family homes zoned R-2 on the northeast corner of Shackleford at Col. Glenn Road, while further to the east on the north side is two industrial buildings, one zoned I-2 Light Industrial, and the other zoned I-1 Industrial Park. Further east on the north side of Col. Glenn is more houses zoned R-2. The property to the east is a group of large industrial buildings zoned I-2. The land to the southeast consists of R-2 zoned houses located in the Tall Timber West addition. The I-1 land to the south along Shackleford Road is vacant. The property to the west of the application area is zoned I-2 for an industrial building housing a lawn service company. April 22, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU04-12-01 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On November 18, 2003 a change was made from Mixed Office Commercial to Service Trades District on the northwest corner of Shackleford Road and W. 36th Street along Old Shackleford Road about 2/3 of a mile north of the study area to accommodate proposed development. On October 21, 2003 a change was made from Office to Commercial in the Col. Glenn Road & I-430 area about ¾ of a mile southwest of the application area to accommodate proposed development. On February 4, 2003 a change was made from Multifamily to Mixed Office Commercial on the southwest corner of I-430 and W. 36th Street about ¾ of a mile northwest of the amendment area to accommodate proposed development. On November 4, 2002 a change was made from Single Family to Low Density Residential along Lehigh Street about 1 mile northeast of the property in question to accommodate proposed development. On January 16, 2001 a change was made from Mixed Use to Commercial and Suburban Office to Office on the Southeast corner of I-430 & Col. Glenn Road about ¼ of a mile west of the applicant’s property to accommodate proposed development. On April 6, 1999 a change was made from Office and Community Shopping to Mixed Office Commercial on the northwest corner of Col. Glenn and Bowman Roads about 1 mile west of the site in question to accommodate proposed development. The applicant’s property is shown as Light Industrial on the Future Land Use Plan. All of the surrounding land is shown as Light Industrial except for the land to the southeast shown as Single Family separated from the applicant’s property by a strip of land shown as Park / Open Space. MASTER STREET PLAN: Col. Glenn Road is shown on the Master Street Plan as a Principal Arterial while Shackleford Road is shown as a Minor Arterial. Both Col. Glenn and Shackleford Road are built as rural two-lane roads with open drainage and would need improvement to conform to the Master Street Plan specifications. The cross sections recommended by the Master Street Plan call for a right-of-way width of 110’ for Col. Glenn Road and 90’ for Shackleford Road. The Master Street Plan does not show a bikeway for Col. Glenn Road. A Class II Bikeway is shown for Shackleford Road, which would not require additional right-of-way but would require lane markings and signage for bike lanes on both aides of the road. April 22, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU04-12-01 3 PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows a Potential Greenbelt along the floodway of Brodie Creek starting about 1/10 of a mile east of the applicant’s property. This amendment should not effect the viability of the Potential Greenbelt. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Stagecoach-Dodd section of the Pecan Lake / Westwood / Stagecoach-Dodd Neighborhood Action Plan. The opening paragraph of the Zoning and Land Use chapter recommends that non-residential developments be encourage to locate in the area bounded by I-430, Shackleford, Colonel Glenn, and David O’Dodd Roads. The Goal listed in the Zoning and Land Use chapter recommends maintaining and encouraging single family and low-density residential developments for most of the study area while placing non-residential uses in areas already shown for non-residential uses on the Future Land Use Plan. The objective listed supports a separation of uses and buffering between non-residential and residential uses. An action statement relevant to this case encourages non-residential development to take place west of Shackleford Road and north of David O’Dodd Road in the area where the applicant’s property is located. ANALYSIS: The amendment area possesses excellent access to the transportation network with its close proximity to I-430 to the west and State Highway 5 (Col. Glenn, Asher Ave., and Stagecoach Rd.) to the east. Uses locating in areas shown as Industrial typically need efficient access to the regional transportation network and generate truck traffic. Since Col. Glenn Road is also State Highway 300, uses located in the amendment area would benefit from road frontage on a State Highway. Since uses located in areas shown as Service Trades District are intended to supplement industrial and office activities, areas shown as STD need to be located in close proximity to areas shown as Industrial. The supplemental nature of STD would necessitate the efficient flow of traffic between areas shown as April 22, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU04-12-01 4 STD and Industrial. The amendment area is centrally located at an intersection to allow for movement between the amendment area and the surrounding area shown as Industrial. Although business activities take place in areas shown as STD intended to supplement Industrial Activities, the purpose of STD is not to duplicate the uses in areas shown as Commercial. The change to Commercial in this application consists of less than 14% of the application area while the change to STD fills the remainder of the study area. However, sufficient areas of vacant land shown as Commercial are located near the I-430 / Col. Glenn interchange which would minimize the need for more land to be shown as Commercial. Due to the amount of land shown as Industrial surrounding the application area, a greater need exists for uses intended to supplement and serve industrial activities. Industrial and Light Industrial areas are needed in the city. The Industrial areas are listed in order of decreasing size are located at the Port; 65th Street and Scott Hamilton; Asher Avenue; and the Airport. Light Industrial areas are listed in order of decreasing size are located at Otter Creek, the Airport, the Shackleford Road corridor and at Sibley Hole and I-30. This Shackleford corridor of Light Industrial provides employment opportunities with easy access to a freeway. The Shackleford Road corridor also provides land uniquely situated to provide Light Industrial uses in close proximity to the growing commercial and offices areas in Little Rock located west of I-430. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Westbrook Neighborhood Association, Kensington Place Property Owners Association, Meadowcliff/Brookwood Neighborhood Association, Pecan Lake Property Owners Association, South Brookwood Ponderosa, Stagecoach-Dodd Neighborhood Association, Tall Timber Homeowners Association, John Barrow Neighborhood Association, Neighborhood Connections, SW Little Rock UP, and WCLR Coalition of Neighborhoods. Staff has received 1 neutral comment from the public. Staff has not received any comments from area Neighborhood Associations at this time. STAFF RECOMMENDATIONS: Staff believes the change to Service Trades District is appropriate while the change to Commercial is not. The change to Service Trades District allows uses in the area that would supplement the industrial uses shown, while the change to April 22, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU04-12-01 5 Commercial is not necessary due to the availability of nearby vacant land shown as Commercial. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for deferral at the request of the applicant to the April 22, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (April 22, 2004) The item was placed on the consent agenda for deferral to the June 3, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: D.1 FILE NO.: Z-5703-A NAME: Shackleford Commercial Long-form PCD LOCATION: On the Southeast corner of Colonel Glenn Road and Shackleford Road DEVELOPER: Shackleford and Colonel Glenn LLC c/o Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 11.4 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Non-conforming commercial use and single-family residential PROPOSED ZONING: PCD and C-3 PROPOSED USE: General Commercial and Office/Showroom/Warehouse VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a letter dated February 25, 2004, requesting this item be deferred to the April 22, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated February 25, 2004, requesting the item be deferred to the April 22, 2004 Public Hearing. Staff stated they were supportive of the request. April 22, 2004 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z-5703-A 2 There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant and staff are requesting this item be deferred to the June 3, 2004 Public Hearing. Staff and the applicant are working to determine the status of the existing zoning with regard to a court ruling dated July 26, 1983. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant and staff were requesting the item be deferred to the June 3, 2004 Public Hearing. Staff stated the applicant and City staff were working to determine the status of the existing zoning with regard to a court ruling dated July 26, 1983. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: E FILE NO.: LU04-01-02 Name: Land Use Plan Amendment - River Mountain Planning District Location: North side of Highway 10, East of Taylor Loop Road Request: Transition to Commercial Source: John Rees PROPOSAL / REQUEST: Land Use Plan amendment in the River Mountain Planning District from Transition to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant wishes to develop the property for strip retail with offices and warehouses in the back. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area to the south fronting Cantrell Road. This expansion would recognize the existing uses fronting Cantrell Road. EXISTING LAND USE AND ZONING: The applicant’s property is vacant land currently zoned R-2 Single Family and is 8.93 acres ± in size. The expanded area also includes a restaurant, antique store, and a house located on the north side of Cantrell Road west of Pinnacle Valley Road. The property to the north and east consists of large-lot single-family houses along Pinnacle Valley Road and houses built on traditional sized lots on Pine Mountain Road. The property along the south side of Cantrell Road consists of vacant land along Ison Creek, houses along Westbury Drive, a bank zoned Planned Commercial Development at Jerry Drive, a church zoned R-2 with a C.U.P., a second bank closer to Taylor Loop Road zoned PCD, and a house zoned R-2 on the southeast corner of the Taylor Loop / Cantrell Road intersection. A shopping center zoned C-3 General Commercial is located southwest of the amendment area at the northeast corner of the Taylor Loop / Cantrell Road intersection. The land to the west is vacant property zoned R-2. April 22, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-02 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On August 19, 2003 a change was made from Transition to Commercial at 14410 Cantrell Road less than 1/10 of a mile to the east of the applicant’s property to accommodate proposed development. On February 18, 2003 multiple changes were made from Transition and Low Density Residential to Suburban Office, Single Family, Commercial, Park / Open Space, Low Density Residential, Office, and Public Institutional along Cantrell Road within a 1 mile radius of the amendment area to recognize existing conditions. On April 20, 1999 a change was made from Single Family and Low Density Residential, to Commercial, Office, Multifamily, and Park / Open Space on Cantrell at Black Road about a ½ mile east of the property in question to recognize existing conditions. The expanded amendment area is shown as Transition on the Future Land Use Plan. Ison Creek running along the east side of the applicant’s property is shown as Park / Open Space along the creek floodway. The property to the north is shown as Single Family while the property to the east is shown as Transition. The land on the south side of Cantrell Road from Ison Creek to Taylor Loop Road is shown as Park / Open Space, Single Family, Suburban Office, Public Institutional and Commercial. The property at the north side of the Taylor Loop / Cantrell Road intersection is shown as Commercial. The land to the west is shown as Single Family. An area shown as Transition near the northwest corner of the Taylor Loop / Cantrell Road intersection is the subject of another item on this agenda for a change to Commercial. MASTER STREET PLAN: Cantrell Road is shown on the Master Street Plan as a Principal Arterial and is built as a four-lane highway with an additional center turn lane. Pinnacle Valley Road is shown as a Minor Arterial and is built as a rural two-lane road and would be subject to half-street improvements in order to bring the road into conformance with Master Street Plan Standards. A Class III bikeway is shown on Pinnacle Valley Road from State Highway 300 to Cantrell Road. Although, a Class III bikeway does not require any additional right-of-way or paving, but would require bike lanes to marked on the street and would also require additional signage. April 22, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-02 3 PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows the Taylor Loop Park located a short distance to the southwest of the applicant’s property. Taylor Loop Park is about 35.0+ acres. Taylor Loop Park is listed as an undeveloped Community Park intended to remain as a passive open space parcel of undeveloped land and is designed to serve the open space needs of several neighborhoods. The plan also shows a Potential Greenbelt along the floodway of Ison Creek running parallel to Pinnacle Valley Road along the east side of the expanded amendment area. Development of the study area will need to respect the integrity of the drainage system located in the 100-year flood plain of the creek as well as the integrity of the Potential Greenbelt shown in the plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. ANALYSIS: The application area is located in close proximity to two intersections between Minor Arterials with a Principal Arterial. In addition, areas shown as Commercial have expanded recently and further reduced the area shown as Transition as well as reducing the potential for future residential development on the north side of Cantrell Road. The proposed change from Transition to Commercial located to the southwest of the area covered by this application will also have the same effect. Since a large amount of the property shown as Commercial in the vicinity of the applicant’s property is developed with existing Commercial uses the properties not developed for businesses will face increased pressure to develop April 22, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-02 4 for non-residential uses. All of these changes will result in a large strip of non- residential development on the north side of Cantrell Road from an area east of Pinnacle Valley Road to an area west of Taylor Loop Road. The first 300 feet of the applicant’s property and the expanded study area are located in the Highway 10 Design Overlay District. Any development of the property within 300 feet of Cantrell Road would need to conform to the design standards of the Highway 10 DOD. In areas shown as Transition, a Planned Zoning District is required unless an application conforms to the Design Overlay standards. The design standards of the Highway 10 DOD are intended to protect the scenic value of the Highway 10 DOD through the requirement of PZD’s. The amendment proposed for the study area would place Commercial uses next to developing and existing Single Family uses to the north. Since Commercial is a more intense use than Single Family, any non-residential development in the study area should be done in a manner which will protect and buffer the residential areas from any Commercial uses. In addition, although the vacant land to the west is not yet developed, the integrity of future Single Family should also be protected. The applicant’s property was the subject of a Land Use Plan Amendment for a change from Transition to Suburban Office. It was a part of a Future Land Use review along Cantrell Road presented to the Planning Commission on January 9, 2003. The change to Suburban Office affecting the applicant’s property was denied at that meeting based on Staff recommendation. It was determined that the Transition land use category allowed for office development similar to the requirements found in the Suburban Office category but also allowed residential development. Although the Transition category allows for both office and residential development, the pattern of development in areas shown as Transition along Cantrell Road has favored the creation of new office spaces. However, the areas shown as Transition do not eliminate the possibility of future residential development along Cantrell Road. This amendment would not only expand the amount of land shown as Commercial, but it would reduce the amount of land available for office development along the Cantrell Road corridor and eliminate the possibility of future residential development in the area shown as Transition covered by this amendment. A change to Commercial would reduce the buffer between the intense uses fronting Cantrell Road and the less intense uses located to the north. April 22, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-02 5 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pleasant Valley Property Owners Association, River Valley Property Owners Association, Pankey Community Improvement Association, Piedmont Neighborhood Association, Pleasant Forest Neighborhood Association, Secluded Hills Property Owners Association, Walton Heights-Candlewood Neighborhood Association, Westbury Neighborhood Association, Westchester/Heatherbrae Property Owners Association, Charleston Heights/North Rahling Rd N.A., and Chenal Ridge Property Owners Association. Staff has received one comment from area residents that was neutral. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This application would result in a strip of commercial development along the north side of Cantrell Road from Pinnacle Valley Road to an area west of Taylor Loop Road. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for deferral to the April 22, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made presentations of item E.1 so the discussion could coincide with the discussion for item E. See item E.1 for a complete discussion concerning the Planned Commercial District. John Rees made a presentation in support of the application. Commissioner Bill Rector started a discussion of the uses in the various buildings as it pertained to the Land Use Plan and summarized that the back buildings would comply with the Land Use Plan while the front building would require the amendment. Mary Beth Ringgold, of Capers Restaurant, spoke in support of the application. She stated that this has become a commercial node. April 22, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-02 6 Elizabeth Berg opposed the application. She is a property owner to the north and was unclear as to where the property lines were. Ruth Bell, of the Pulaski League of Women Voters, commented that Cantrell had at one time been rural. She stated that the overlay was not doing what it was supposed to be doing. She continued that it was important to keep office uses on Cantrell. A motion was made to approve the item as presented. The item was denied with a vote of 4 ayes, 6 noes, and 1 absent. The item failed because of a lack | of 6 votes for the change per the commission’s bylaws. April 22, 2004 ITEM NO.: E.1 FILE NO.: Z-7500-A 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 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 8.93 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Commercial, Office/Warehouse VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A request was withdrawn by the applicant prior to the October 16, 2003, Planning Commission Public Hearing. The applicant proposed the development of a smaller portion of this site with an office/warehouse building and mini-warehouse units. A. PROPOSAL/REQUEST: The owner plans to develop a 23,200 square foot commercial/office building along Cantrell Road and 52,916 square feet of office/warehouse space in two buildings in the rear. The applicant is proposing the placement of eighty-eight parking spaces to serve the commercial/office building and one hundred eighty-nine parking spaces in the rear to serve the office/warehouse buildings. April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 2 The applicant has indicated a maximum building height of twenty-five feet and the hours of operation from 7 am to 7 pm seven days per week. The applicant has indicated a single ground mounted monument style sign located in the front yard area of the proposed development consistent with signage allowed in the Highway 10 Design Overlay District. The applicant has indicated a drive-through lane on the eastern end of the commercial/office building. B. EXISTING CONDITIONS: The site is vacant and cleared with a large creek running along the northern and eastern portions of the site. There is a strip retail center located to the west of the site and a restaurant located to the east of the site. North of the creek are single-family homes accessed by Pinnacle Valley Road. There are office uses and small scale commercial uses located to the south of the site (across Cantrell Road) and a small church. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed development. All residents who could be identified located within 300-feet of the site, the Westchester/Heatherbrae, Secluded Hills and Charleston Heights/North Rahling Road Neighborhood Associations and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. Provide a plan showing the existing and proposed right-of-way lines. 2. The proposed driveway should align with Jerry Drive. Show the location of Jerry Drive on the proposed site plan. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including a 5-foot sidewalk with the planned development. 4. Provide existing topographic information at maximum five-foot contour interval. Show the limits of the 100-year floodway and floodplain and April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 3 floodplain elevations along the channel. 5. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Show the fill contours, finished floor elevations, slope treatment for stream banks, floodwalls, and any other proposed grading improvements. 6. 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. 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Do not commence land clearing or grading without first obtaining a permit. 8. Storm water detention ordinance applies to this property. The project would qualify for a contribution in-lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 15-foot Entergy easement is required. Contact Entergy at 954-5158 for additional information. Center-Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 4 If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Of particular note is the 57-1/2-foot wide easement for the raw water line that crosses this site. There are two large raw water lines in this easement. Two access/air release vaults on the site must be maintained outside the paved area in a manner that will allow them to function properly. No encroachment of buildings, including rooflines, signs, light poles or other structures on foundations will be allowed within this easement. Paved parking and driveways are allowed. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a Planned Commercial Development for strip retail with offices and warehouses in the back. A land use plan amendment for a change to Commercial is a separate item on this agenda (Item No. 27 – File No. LU04-20-02). City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. Landscape: The proposed land use buffer along the western perimeter abutting residential property is less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. An additional minimum 300 square foot interior landscaping island will be required within the center of the proposed parking lot nearest Cantrell Road. April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 5 A 3-foot wide landscape strip is required between the building and public parking areas. Considerable flexibility is allowed with this requirement. An irrigation system to water landscaped areas is required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details concerning any proposed signage. Staff also requested the applicant provide a 25-foot floodway easement adjacent to the creek. Staff noted the comment from Central Arkansas Water indication the corner of the building was located within an existing water easement. Public Works comments were addressed. Staff stated Cantrell Road was classified on the Master Street Plan as a principal arterial and dedication of right-of-way would be required. Staff also requested the proposed drive align with Jerry Drive to the south. Staff questioned the amount of fill required for the site. Mr. McGetrick stated the development would require approximately 3-feet of fill. Mr. McGetrick stated a wall would be constructed along the rear to maintain the grade and resolve any issues related to slope. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated a 25-foot easement adjacent to the floodway. The applicant has also indicated a wall located along the creek to minimize concerns of erosion. The applicant has also indicated alignment of the proposed driveway to align with Jerry Drive located to the south of the proposed development. The applicant has indicated the site area is held in a metes and bounds legal description and there is not a Bill of Assurance which would effect the development of the site. April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 6 The applicant has indicated a single ground mounted monument style sign consistent with the Highway 10 Design Overlay District standards. The applicant has indicated signage a maximum of ten feet in height and one hundred square feet in area. The applicant has not removed the corner of the building located within the existing Central Arkansas Water easement. The site plan indicates a fifty-foot easement and an additional seven and one-half foot easement on the site plan. No construction may take place within an existing easement without approval. Staff recommends the building be shortened to remove the corner of the building from the easement. Staff is not supportive of the proposed request. Staff feels the proposed development is too intense for the site. Staff is supportive of the proposed development adjacent to Cantrell Road and some development in the rear but not the placement of two buildings in this area. Staff feels the proposed site would be better served developing in a lesser intensity to the rear eliminating the proposed 12,150 square foot building. This would allow lesser intrusion to the creek area and additional areas set aside for green space. The rear of site is somewhat visible from Pinnacle Valley Road, a well-traveled road accessing three parks. Staff feels the city should make every effort to maintain the beauty of this roadway for visitors to our area. The applicant has indicated eighty-eight parking spaces to serve the commercial/office building. The applicant has not indicated a mix of office and commercial uses in the front building so staff has to assume the building will be developed with one hundred percent commercial uses. Staff is not supportive of allowing the site to develop at this intensity. Staff would recommend the applicant indicate a use mix consistent with the existing Land Use classification. The existing Land Use classification, Transitional, would allow for office development with commercial uses as accessory uses. Staff feels the proposed development should develop with O-3 uses and the allowable ten percent accessory uses. Typical minimum parking requirements for a commercial/office building would be seventy-seven parking spaces based on one space per three hundred square feet of gross floor area (commercial standards). The typical minimum parking requirement for an office/warehouse development would be thirty-two parking spaces. The applicant has indicated one hundred eighty-nine parking spaces substantially more than the typical minimum parking requirement. Staff feels the applicant should greatly reduce the number of parking spaces in this area to eliminate the “sea of asphalt” and enhance scenic beauty of the site. April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 7 Staff feels the proposed request is too intense for this site and if developed in this manner would have a detrimental impact on the adjoining properties and roadways. I. STAFF RECOMMENDATION: Staff recommends denial of the request as submitted. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the applicant had submitted a letter dated March 10, 2004 requesting the item be deferred to the April 22, 2004 Public Hearing. Staff stated the applicant was requesting additional time to work with staff to minimize their concerns. Staff stated the requested deferral would require a waiver of the By-laws related to the late deferral request. Staff stated they were supportive of the requested By-law waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not submitted a revised plan to staff as indicated prior to the March 11, 2004 Public Hearing. Staff continues to recommend denial of the request based on the analysis and comments of the March 11, 2004 staff write-up. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. John Rees and Mr. Pat McGetrick were present representing the request. Staff presented the item with a recommendation of denial. Staff stated the development was too intense for the site and the proposed uses did not comply with the City’s adopted Land Use Plan. Mr. Rees addressed the Commission on the merits of his request. He stated he had worked with staff to address their concerns and was unsuccessful in addressing all their concerns. He stated staff was not supportive of the placement of the third building in the rear. Mr. Rees stated he was willing to amend his application to remove the third building. He stated he had increased the landscaping and screening along the rear property line to address staff’s concerns of the viewing a commercial development from Pinnacle Valley Road. Mr. Rees stated he was unaware of staff’s concerns with the proposed uses of the site. He stated the development would require C-3, General April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 8 Commercial uses for the building located along Cantrell Road to allow the development to cash flow. He stated the rear building would be limited to Office/Warehouse activities. He stated staff was requesting the preservation of the City’s Future Land Use plan and the Highway 10 Overlay District in the area but the area was already developing as a commercial node starting at the Kroger store to the east and ending with Wal-Greens to the west. Ms. Mary Beth Ringgold addressed the Commission in support of the request. She stated she was the owner of Capers Restaurant to the east of the proposed development. She stated she was supportive of the request on two levels. Ms. Ringgold stated the property was currently not in keeping with the Highway 10 Design Overlay District since the site was not being maintained and the development would provide her with much needed parking. Ms. Ringgold stated the only residential located in the area were the two homes located to the west, where Mr. Rees was proposing to redevelop and neither was being occupied as a residence. Ms. Elizabeth Berg addressed the Commission with questions. She stated her family had owned the property for 40 plus years and she was not sure of the area being considered for redevelopment. She stated her concern was if all the family members owning property were properly notified of the request. She stated she was not opposed to the development she only wanted to ensure the property she currently owned was not being considered for rezoning. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated she was representing the League of Women Voters of Pulaski County. Mr. Bell stated the League had continuously supported the preservation of the Highway 10 Design Overlay District. She stated the intent was to maintain the corridor with a rural exurban characteristic. Ms. Bell stated the Commission should adhere to the adopted Land Use Plan and maintain the Transitional zone and keep the office designation for the site. She stated Transitional allowed for different type uses to exist together. She stated it was important to maintain alternative uses adjacent to Highway 10 and not allow a strip of commercial development. Ms. Bell stated office/warehouse was also a concern. She stated warehouse development raised concerns of truck traffic moving large amounts of goods in and out. Commissioner Meyer stated the development did not have loading docks or areas designated for large truck off-loading. Commissioner Rector stated the development would contain uses which typically required small areas for display and large areas for storage similar to a medical supply business. Mr. Rees stated he would commit to the use of the rear building with 33 percent office uses. There was a general discussion concerning the proposed uses for the front building. Mr. Rees stated he was requesting C-3, General Commercial District uses for the front building. April 22, 2004 SUBDIVISION ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A 9 There was a lengthy discussion concerning the applicant’s initial request and staff’s request for the applicant to amend his request to a lesser use and staff still not offering support of the request. Staff stated they felt since the City’s plans were put in place and approved by the Commission their role was to support these plans. A motion was made to approve the applicant’s request as amended. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: F FILE NO.: Z-7581 NAME: Back Short-form POD LOCATION: 1111 Autumn Road DEVELOPER: Lawrence Back 6 Oakmont Court Little Rock, AR 72212 ENGINEER: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 2.24 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Non-conforming Office and Warehouse Uses PROPOSED ZONING: POD PROPOSED USE: O-3 uses plus additional selected C-1 uses VARIANCES/WAIVERS REQUESTED: Deferral of Master Street Plan improvements to Autumn Road and Kanis Road. Deferral of construction of a hard surface parking surface for the site until redevelopment. April 22, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7581 2 BACKGROUND: The site contains two structures constructed prior to the City annexing the site. The site has maintained the non-conforming status since annexation to the City. The larger building (9000 square foot warehouse building) housed a wholesale food business until November 1987. The building was later leased to the FBI (from July 1988 to October 2001) for a warehouse to store surveillance vehicles and documents related to the Whitewater Investigation. The building remained vacant for several years while major reconstruction was conducted to correct structural problems. Currently the 9000 square foot warehouse is occupied by a wholesale electric supply company that is using the building as an office/showroom/warehouse. The smaller structure adjacent to Kanis Road was originally constructed as a single- family dwelling and later modified for office/warehouse space. The approximately 2000 square foot structure has been used by various tenants for the past ten years and is currently occupied by a blueprint company that uses to the site to store equipment. Historically open parking on the grounds has serve this structure. A. PROPOSAL/REQUEST: The applicant is requesting to rezone the site from R-2, Single-family to POD (Planned Office Development) to allow Office/Showroom/Warehouse uses to be allowable uses on the site. The applicant is requesting General and Professional Office uses, Office, showroom with warehouse (with retail sales, enclosed) and Office Warehouse uses as alternative uses for the site. B. EXISTING CONDITIONS: The site contains two non-residential structures. The northern building is currently occupied by an electrical warehouse company and the second structure appears to be storage. The roadways adjacent to the site are unimproved with open ditches for drainage. Other uses in the area include office and commercial uses. North of the site is the Kid Sport building currently zoned POD. Across Kanis Road, clearing has begun for construction of a recently approved POD which includes a development plan including three office buildings. South of the site are vacant properties currently zoned O-3 and a strip of non-conforming buildings housing office/warehouse activities. To the east of the site is also vacant with the Embassy Suite Drive separating this site from the scatter residential uses located along Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls in support of the proposed use from area residents. All residents who could be identified located April 22, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7581 3 within 300-feet of the site, the John Barrow and the Gibralter Heights/Point West/Timber Ridge Neighborhood Associations and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required with an additional 10-foot dedication for a right turn lane. 2. Autumn is classified as a collector with a dedication of 30 feet from centerline. In addition, a 20 feet radial dedication of right-of-way is required at the intersection of the two streets. 3. Under the Master Street Plan, any future construction or site re-development will require construction of one-half street improvement to these streets including 5-foot sidewalks. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) or on site fire protection will be required. If additional fire facilities are required, they will be installed at the Developer's expense. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7581 4 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 Planned Office Development for an existing office use. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Birchwood - Walnut Valley Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: Areas set aside for buffer and landscaping appear to meet the landscaping and buffer requirements. At such time that new buildings are constructed, landscaping upgrades will be required. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff gave a brief overview of the proposed request indicating there were few outstanding issues related to the request. Staff stated they would contact the applicant to resolve any outstanding issues prior to the Public Hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has worked with staff to resolve as many outstanding issues as possible related to the proposed request. The applicant has indicated a dedication of right-of-way as required per the Master Street Plan. The applicant is however requesting a deferral of street improvement until future redevelopment of the site. Staff is supportive of the deferral of street construction to Kanis Road until some form of redevelopment occurs on the site. The applicant is requesting General and Professional Office uses, Office, showroom with warehouse (with retail sales, enclosed) and Office Warehouse uses as alternative uses for the site. The proposed request is consistent with uses which have operated from the site with the existing non-conforming status. The applicant has not requested signage as a part of the proposed request. Staff would recommend signage be limited to signage allowed in office zones or a April 22, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7581 5 maximum of six feet in height and sixty-four square feet in area. The applicant’s property is located on a corner lot, which would allow building signage on each façade of the smaller structure and a single identification sign located on the larger building. Staff would recommend however the ground-mounted sign be limited to a single development sign located near the intersection of the two roadways. The applicant has indicated a future parking area for the larger building and is requesting a waiver of the required parking for the smaller structure until the site is redeveloped. Staff is supportive of this parking plan. The applicant will install street improvements to Autumn Road at the time the parking pad is added to serve the larger warehouse building and staff is also supportive of the requested deferral of street improvements to Autumn Road. Staff feels the proposed request is consistent with other uses in the area. The site is has been functioning as a non-conforming use for several years and the proposed selected uses, all indoor uses, should have minimal to no adverse impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff recommends signage be limited to signage allowed in office zones. Staff recommends approval of the deferral of a hard surface parking area until future redevelopment of the site. Staff recommends approval of deferral of street improvements to both Kanis Road and Autumn Road until future redevelopment of the site. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented an overview of the proposed request with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff presented a recommendation that signage be limited to signage allowed in office zones and a recommendation of approval of the applicant’s request for a deferral of a hard surface parking area until future redevelopment of the site. Staff also presented a recommendation of approval of deferral of street improvements to both Kanis Road and Autumn Road until future redevelopment of the site. April 22, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7581 6 There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: G FILE NO.: Z-7585 NAME: The River Tower Long-form PD-R LOCATION: On the Northeast corner of River Bend Road and River Front Drive DEVELOPER: The Hathaway Group 1001 North University Avenue Little Rock, AR 72207 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.2 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: O-3, General Office ALLOWED USES: General Office PROPOSED ZONING: PD-R PROPOSED USE: Twelve Story Residential Condo Development (50 - Units Total) VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the construction of a single 12 story building on this 3.2 acre site at the northeast corner of Riverfront Drive and Riverbend Road. The applicant has indicated living areas consist of 180,000 square feet while the parking deck has 54,000 square feet of area. The applicant has indicated the maximum building height is 175 feet. The proposed height is slightly less than the exiting Alltel building located to the southeast. The building is to have a rera yard setback of 25-feet. The applicant has indicated the floors will consist of the following: Floors 1 –2 will be used as a parking deck with 50 spaces per level, Floor 3 will be the amenities floor for exercise, storage, meeting, guest suites, Floors 4 –11 April 22, 2004 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-7585 2 will be used as living units at six units per floor and a total of 48 units and Floor 12 will contain two penthouse units. The layout provides 43 spaces for visitors, staff and event parking adjacent to Riverfront Drive. The applicant has indicated landscape areas are significant with approximately 30 percent of the development reserved for green spade. B. EXISTING CONDITIONS: The site is located in the Riverdale area which as developed with a mixture of uses. The site is a grass covered vacant site. There is a single-family neighborhood located to the east of the site and another located to the north and northeast. To the south of the site is the Alltel complex and to the west of the site is a private school and an office building. Other uses in the area include multi-family and warehouse activities. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several phone calls from area residents in opposition of the proposed request. Staff has also received several phone calls from area residents requesting additional information and some in support of the proposed request. The Sherrill Heights Garden Club, all residents located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Provide sidewalks with appropriate handicap ramps on all boundary streets. 2. To minimize traffic conflicts, design the traffic circle at the property frontage to FHWA standards. Directional islands should be provided to move traffic counter clock-wise, with a turn radius appropriate for the design vehicle. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No construction within the existing sewer easement. Sewer is available and not adversely affected. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-7585 3 Center-Point Energy: Approved as submitted. 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. 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. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Residential Development for high-rise multifamily building. The request does not require a change to the Land Use Plan. 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: Proposed street buffer width along Riverfront Drive falls short of the minimum nine (9) foot allowed by both the zoning and the landscape ordinances. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. April 22, 2004 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-7585 4 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant has present. Staff stated the proposed request was for a planned development to allow the placement of a twelve story residential building on the site. Staff requested Mr. Hathaway give a brief overview of the proposed request. Mr. Hathaway stated the development would be developed under a horizontal property regime with all units owner occupied. He stated the proposed development would be approximately 175 feet in height. He stated the development would contain 50 residential units. Mr. Hathaway stated approximately 30 percent of the site would be heavily landscaped. Staff requested the applicant provide additional information concerning the proposed site plan. Staff requested building elevations of the proposed development. Staff also requested the applicant locate the dumpster on the site plan. Mr. Hathaway stated the dumpster was internal to the building. Public Works comments were addressed. Staff stated the development would be required to repair and or replace any curb, gutter or sidewalk in the right-of-way prior to occupancy. Staff noted the comment from Little Rock Wastewater. Staff stated the development could not construct any buildings within the existing 25-foot utility easement. Staff stated the applicant should contact Little Rock Wastewater to resolve any and all outstanding issues associated with the proposed request. 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 building elevations and a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has not indicated any building construction within the 25- foot utility easement but the developer will have to work closely with Wastewater to ensure no damage is done to the line during construction. The applicant has indicated the proposed development sign will be a ground mounted precast sign with etched letters. The sign is proposed as four feet in height and eighteen feet long. The total sign area is 72 square feet. The typical signage allowed in multi-family zones is a maximum of six feet in height not to exceed twenty-four square feet in sign area. Staff is supportive of the requested signage. April 22, 2004 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-7585 5 The development includes the placement of 50 residential units, which results in a density of 15.6 units per acre. The development would be allowed through a Conditional Use Permit under the existing zoning to develop multi-family per the R-5 zoning district or at a density of not more than thirty-six units per acre. The applicant has indicated a total of 143 parking spaces on the site plan. The proposed development would typically require seventy-five parking spaces or one and one-half spaces per unit. The applicant is requesting to develop the site with a structure 175 feet in height. The site is currently zoned O-3, General Office District which would allow for construction of a building sixty feet in height if all applicable setbacks are met. The zoning ordinance also includes an R-6 high-rise apartment district. The maximum building height in this zoning district is one hundred twenty-five feet. The applicant has indicated a reduced buffer along Riverfront Drive. The required buffer in this area would typically be a minimum nine foot landscape strip. The applicant has indicated by reducing the street buffer the building will be shifted to the west to allow additional setback from the rear property line. Staff has some concerns with the overall proposal. Staff feels the use is appropriate for the site and the proposed development will no doubt be a “quality development”. The development would be able to develop at a greater density than proposed under the current zoning. The applicant has indicated the building has been situated to take advantage of views for all the units on all the levels. The proposed development contains three floors of parking and amenities before reaching the first of the residential units. The applicant has also designed the structure to sit on a base and the area of the residential units will be “pulled back”. Staff does however have concerns with the proposed building height and proposed building setback. To the east of the site is a condo development consisting of two to four story units. Staff has some concerns of the impact a twelve story building will have on these existing residential units with the close relationship to the rear property line. The applicant has indicted the building height to be similar to the Alltel Building located to the south. The Alltel Building is located on a large tract and has a larger setback from the roadways. The proposed setback from the rear property line is very close to an existing wastewater utility easement. The sewer line located in this area is the main feeder line serving West Little Rock. The Wastewater Department has indicated construction in this area is allowable but the placement of the pylons will be very closely supervised to ensure no damage is done to the line. April 22, 2004 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-7585 6 As stated staff has some concerns with providing a recommendation of approval based on the current design. Staff feels a reduced scale of the development would be more appropriate for the site. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a revised plan indicating a reduction in the number of units and increased building setbacks. Staff stated they were requesting the item be deferred to the May 6, 2004, Public Hearing to allow staff additional time to review the new site plan. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the May 6, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: H FILE NO.: Z-6554-B NAME: Bowman Kanis Retail Center Revised Long-form PCD LOCATION: On the Northwest corner of Kanis Road and Bowman Road DEVELOPER: Dickson Flake Partners 1200 West Capitol Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.1 Acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 CURRENT ZONING: O-3, PCD and C-3, with conditions ALLOWED USES: O-3 and C-2 permitted uses with a 300-foot by 150-foot no build area at the intersection PROPOSED ZONING: C-3, O-3 and Revised PCD PROPOSED USE: Creation of an eight (8)-lot plat with Lot 1 to develop as a PCD for USA Drug, Lot 7 to develop with O-3 listed uses and Lots 2 – 6 and 8 to develop with C-3 listed uses. VARIANCES/WAIVERS REQUESTED: 1. A variance to allow reduced driveway spacing for Lot 1. 2. A variance to allow the creation of a lot without public street frontage. 3. A variance to allow site grading without a proposed development. 4. A variance to allow a vertical cut greater than ordinance standard. BACKGROUND: On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850 rezoning an 11.25-acre tract to O-3 and C-3 on the northwest corner of Kanis and Bowman Roads. The proposal included the development of the site with a 300 foot by 150 foot no build area at the intersection of Kanis and Bowman Roads. The site had April 22, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6554-B 2 limited driveways onto Kanis Road. The eastern drive, located approximately 200-feet west of the Kanis/Bowman Road intersection, was proposed as a right-turn exit only. The western driveway, located approximately 300 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. The approval also limited the permitted uses to those listed in the “C-2” Shopping Center District. A proposal which included this tract of land was reviewed and approved by the Commission earlier this year but was not forwarded to the Board of Directors for final action. The applicant proposed to rezone the site from various zoning classifications to PCD to allow the development of a home center on the site. Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis Retail Center Long-form PCD. The Planning Commission heard the proposal at their October 16, 2003 Public Hearing and forwarded a recommendation of approval to the Board of Directors. The applicant proposed a seven-lot plat through the Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and Lot 7 was zoned O-3, General Office. The applicant proposed a USA Drug to locate on Lot 1 (an allowable use under the C-3 zoning classification) but the building was proposed to be located within the area previously approved as a no-build zone (300-foot by 150-foot). The applicant indicated only one lot would be developed under the proposed development plan and requested Lot 1 be designated with PCD zoning (with C-3 uses as alternative uses) retaining the C-3 and O-3 zoning on the other six lots. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD to allow the addition of gas pumps to the original USA Drug PCD. The applicant also intends to add an additional 1.8 acres to the previously approved preliminary plat with land area located to the north of previously proposed Lot 7. The applicant has removed the building from the 300-foot by 150-foot no build zoned and has indicated the gas pumps outside this area as well. The proposed lot (Lot 8)will be served by a shared access and utility easement located on the east and south property lines. B. EXISTING CONDITIONS: The site contains an existing non-conforming nursery. The property is located in an area of mixed zoning and extremely varied uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam’s, April 22, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6554-B 3 Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an office/warehouse/retail center. The C-3 and PCD zoned properties to the south; contain a variety of uses including offices, office/warehouse and mini-warehouses. The area to the west of the site contains single-family homes on large tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, all owners of property located within 200-feet of the site and all residents located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 2. On Bowman, street improvements should match the improvements made to the east. In addition to the lanes shown, dual left turns should be provided for in the design. 3. Per the previous approval, the northern-most driveway should be moved south away from the property line. 4. Street Improvement plans shall include signage, striping and modifications to the signal. Traffic Engineering must approve completed plans prior to construction. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Terracing, cut and fill slopes must comply with the land alteration ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6554-B 4 Central Arkansas Water: 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Central Arkansas Water requests that a 15-foot-wide utility easement be dedicated adjoining the west lot line of Lot 7 to accommodate an existing 2- inch water main. A water main extension would be required to serve Lot 6. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a revision to an existing Planned Commercial Development to add gas pumps. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the April 22, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6554-B 5 neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. Landscape: Areas set aside for landscaping and buffers appear to meet city requirements. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the request. Staff presented the request to the Committee members indicating the requested revision was to allow the addition of gas pumps to the original Lot 1 of the development and to add additional acreage with an additional lot to the previously approved preliminary plat. Staff requested Mr. White provide additional information to complete the review process. Staff stated details concerning proposed signage should be provided (height/area) on the proposed site plan. Staff also requested the total area of each lot be provided on the proposed site plan. Public Works comments were addressed. Staff stated Bowman Road should be constructed to match the improvements located to the east of the site. Staff also requested the applicant provide dual left turn lanes at the intersection. Staff also stated a grading permit would be required prior to development of the site. Mr. White stated he was requesting a variance to allow the entire site to be graded without specific developments for Lots 2 – 8. Mr. White stated the cut would be approximately a fifty foot cut. He stated a three to one slope could be achieved without benching. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated signage details on the proposed site plan. The applicant has indicated signage will be consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. April 22, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6554-B 6 Staff is not supportive of the proposed signage. Staff would recommend the signage be limited to a maximum of ten feet in height and one hundred square feet in area. Staff feels with the development of eight lots on this corner and each individual lot having a separate free standing sign the maximum signage allowed in commercial zones would cause visual clutter to the area. The proposed development includes the development of a lot without public street frontage. The lot is also requesting an off premise sign easement. Staff is supportive of this proposed lot configuration and sign location. The applicant has indicated the total lot area on each of the proposed lots. The lots range in size from 0.56 acres to 4.05 acres. The proposed lots are currently zoned PCD, O-3 and C-3. The applicant has indicated sufficient area to meet the minimum lot size requirement per the zoning ordinance. The applicant has also indicated a twenty-five foot platted building line adjacent to the roadways. The proposed front yard building line is adequate to meet the minimum requirements of the zoning ordinance. The applicant has indicated the days and hours of operation to be from 5:00 am to 1:00 am seven days per week. The applicant has also indicated the garbage collection will be scheduled from 7:00 am to 6:00 pm to limit the impact on the single-family homes located to the south and west of the site. The applicant has indicated a maximum building height of 35-feet consistent with maximum building heights allowed by the O-3 and C-3 zoning district. The applicant has also indicated site lighting will be low level and directional, directed inward away from residentially zoned properties. The proposed site plan for the USA Drug Store (Lot 1) indicates a total building square footage of 10,500 square feet and a total of 105 parking spaces. The typical minimum parking required for a building of this sized based on one space per three hundred square feet of gross floor area would be 35 parking spaces. As indicated in the background section, a 150-foot by 300-foot area was previously designated as a no build area. The applicant has indicated 51 parking spaces within the previously set no-build zone. This area was also limited to uses listed in the C-2 Shopping Center District zoning classification. The applicant is proposing the placement of a drug store with gas pumps. Although this is an allowable use under the C-3 zoning district a convenience store with gas pumps (the most direct comparison) is not an allowable use under the C-2 zoning district. The previously approved PCD requested C-3 uses as alternative uses for the site. The applicant is requesting a fifty-foot cut along the western edge of the property, which is a variance from the Land Alteration Ordinance. The applicant is also requesting to be allowed to grade Lots 2 – 8 without a specific development. April 22, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6554-B 7 Staff is not supportive of this request. The Land Alteration Ordinance specifically prohibits indiscriminate clearing of property. The ordinance also states cuts or fills shall be limited to ten feet in height or fifteen feet if architectural stone is included to protect the vertical face. Staff is not supportive of this request. Staff is not supportive of the proposed request. Staff feels the placement of gas pumps at this location is not in keeping with the desired development pattern previously approved. The historical development pattern has been to keep the hard commercial uses east of Bowman Road and allow commercial uses to step down west of Bowman Road. Staff feels if this intense development is allowed to locate west of Bowman Road the domino effect will take place resulting in Kanis Road being lined with commercial uses. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated they were requesting the item be deferred to the March 25, 2004 Public Hearing to allow additional time to review additional information submitted by the applicant related to the requested cut and fill of the site. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MARCH 25, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of deferral to the April 22, 2004 Public Hearing. Staff stated there were concerns related to the proposed grading of the site and staff and the applicant were working to resolve these outstanding issues. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. A motion was made to approve the request as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-6554-B 8 STAFF UPDATE: Staff and the applicant have meet on numerous occasions to resolve staff’s concerns with the proposed grading of the site. Staff is not supportive of grading activities on the entire site. Staff is however supportive of allowing grading activities to take place along Bowman Road without a development. Staff feels with the placement of street improvements along the proposed lots abutting the street some disturbance will take place. Staff is not supportive of allowing the developer to grade the area indicated as Lot 6 prior to a development being secured. The proposed site includes the placement of a fuel canopy near the Bowman Kanis Road intersection. Staff continues to not support the placement of the fuel station at this location or on the site. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant and staff were still working to resolve the issues concerning the requested grading of the site. Staff stated they were requesting the item be deferred to the May 6, 2004, Public Hearing to allow staff and the applicant additional time to resolve any outstanding issues. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the May 6, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 1 FILE NO.: S-170-OOO NAME: Pleasant Valley Addition Revised Preliminary Plat LOCATION: on Valley Club Circle, just North of Pebble Beach DEVELOPER: Pleasant Valley Country Club 1 Pleasant Valley Drive Little Rock, AR 72212 ENGINEER: W. William Graham, Jr., Inc. 100 North Rodney Parham Road Little Rock, AR 72205 AREA: 0.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 – Chenal Planning District CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: A waiver of sidewalk improvements along Valley Club Circle. A. PROPOSAL/REQUEST: The applicant is requested the subdivision of an existing tract (properties on which the Pleasant Valley Golf Course is located) to allow the creation of an additional single-family lot. The proposed lot is 22,581 square feet or 0.5 acres. The lot will be accessed from Valley Club Circle and the applicant has requested a variance for the placement of sidewalks adjacent to the street frontage. The Bill of Assurance will be structured similar to the Bill of Assurance for the existing Pleasant Valley Addition. April 22, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-170-OOO 2 B. EXISTING CONDITIONS: This vacant site abuts the Pleasant Valley Golf Course. There is a tee box located near the proposed rear property line. Other uses in the area consist of single-family homes on large lots similar to the lot proposed for this plat. The golf course is located across Valley Club Circle and to the east of the proposed lot; in the rear yard area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and Pleasant Valley Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: 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 at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-170-OOO 3 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Graham was present representing the request. Staff presented an overview of the proposed request indicating the preliminary plat was to add an additional lot, which was currently a part of the golf course. Staff indicated the lot was currently zoned R-2, Single-family and R-4, Two-family district. Staff noted single-family was an allowable use in each of the zoning districts. Staff noted the proposed lot did comply with the minimum requirements of the subdivision ordinance. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated a forty-foot building line adjacent to Valley Club Circle, consistent with the building line on the adjoining lots located to the south. The proposed building line is more than adequate to meet the minimum required building line. The typical front building line for a residential lot located on a residential street would be twenty-five feet. The applicant has requested a waiver of sidewalk placement along Valley Club Circle. Staff is supportive of this request. Staff feels since sidewalks are not in place along Valley Club Circle there is no need for the placement of a sidewalk adjacent to this lot. The subdivision is served by a series of trails and walks through and around the golf course. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as indicated, there will be minimal impact on the adjoining properties and as stated the proposed plat complies with the minimum requirements of the subdivision ordinance with regard to the minimum lot size, the minimum lot width and the April 22, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-170-OOO 4 minimum lot depth. The applicant has also indicated a front building line more than adequate to meet the minimum required front building line for a lot located adjacent to a residential street. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Rob Graham 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 conditions outlined in paragraphs, D, E and F of the above report. Staff also presented a recommendation of approval of the applicant requested waiver of sidewalk placement along Valley Club Circle. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 2 FILE NO.: S-801-I NAME: Westrock Office Addition Replat LOCATION: 1900 Centerview Drive DEVELOPER: Irwin and Saviers 1701 Centerview Drive Little Rock, AR 72211 ENGINEER: Development Consultant, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 8.126 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: O-1 – Quiet Office District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of a lot without public street frontage. A. PROPOSAL/REQUEST: The applicant is requesting to replat a previously final platted lot resulting in the creation of two lots. One proposed lot is adjacent to Centerview Drive with the second being created as a lot without public street frontage which will be served by a sixty-foot private access and utility easement located adjacent to the northern property line. As a separate item on this agenda the applicant is requesting a rezoning of the two proposed lots from O-1, Quiet Office District to O-3, General Office District. (Item # 16 – File No. Z-3592-I). April 22, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-801-I 2 B. EXISTING CONDITIONS: The site is vacant with a scattering of trees on the site. The Westrock Office Park is located to the east of the site with office uses and vacant O-3 zoned properties located to the north and west. There is a single-family neighborhood located to the south of the site, (Sandpiper Neighborhood) with a two-hundred foot zoned Open Space buffer between the office properties and the neighborhood. The applicant has indicated this area will remain zoned OS to protect the adjoining single-family homes from the future office development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site, the John Barrow Neighborhood Association and the Sandpiper Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed access location for Lot 1R-A is acceptable. Lot 1R-B would be allowed one additional driveway. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501-379-1817 – Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center-Point Energy: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-801-I 3 SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to Lot 1R-A. Other on-site facilities will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to Lot 1R-B in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Robert Brown was present representing the request. Staff presented an overview of the request indicating the lot was previously final platted and the applicant was requesting a replat for a two lot plat. Staff noted one of the lots would require a variance to allow the creation of a lot without public street frontage. Mr. Brown indicated the applicant was a pathology lab who was currently operating in a building near the site. He stated the developers were requesting the subdivision to allow the creation of two smaller lots for development of an office building on each of the lots. He stated his client would construct a building April 22, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-801-I 4 on one of the lots and relocate their current office. He stated there were no chemicals or waste as a part of the operations. Commissioner Taylor questioned the disposal of the materials once the lab had completed their processing. Mr. Brown stated the specimens were then disposed of through the city’s wastewater system. Commissioner Taylor questioned if this activity was approved by the Wastewater Department. Mr. Brown stated he would verify if Wastewater was aware of the process and if there were adverse impacts. Public Works comments were addressed. Staff noted the proposed access location was acceptable. Mr. Brown indicated they were working with the property owner located to the north to possibly share a driveway location. He stated the agreement had not been reached but talks were continuing. Staff noted storm water detention would apply to the site and a grading permit would be required prior to any clearing of lands. Staff also noted any damaged curb, gutter or sidewalk would need to be repaired prior to occupancy. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the disposal processes used by the pathology lab are not in conflict with Little Rock Wastewater. The applicant has not secured an agreement with the adjoining property owner for a share access drive. The drive proposed is acceptable with the Public Works Department. Should the agreement be reached, the drive will be relocated between the two properties to allow a shared driveway situation. Staff is also supportive of this driveway arrangement. If the agreement is reached, this will limit the number of curb cuts on Centerview Drive which staff feels is positive. The applicant has also indicated storm water detention ordinances and grading permits will be adhered to at the time of development. Staff is supportive of the proposed request. The site is currently zoned O-1, Quite Office District but the applicant has applied for a rezoning to O-3, General Office District (Item #16 – File No. Z-3592-I). The applicant has indicated each lot to contain approximately four (4) acres. The proposed lots are adequate to meet the minimum requirements of the ordinance for O-3, General Office District zoning (not less than 14,000 square feet and a minimum lot width of not less than 100-feet). April 22, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-801-I 5 The applicant is requesting a variance to allow the creation of a lot without public street frontage. The site plan has indicated the proposed development will be served by a sixty-foot private access and utility easement. Staff is supportive of this request. The proposed driveway will be constructed adequate to serve the potential lots and staff feels this arrangement should not have a negative impact on the development of the lots. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the proposed preliminary plat and the requested variance. I. STAFF RECOMMENDATION: 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 requested variance to allow the creation of a lot without public street frontage. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Robert Brown was present representing the request. There were no registered objectors present. Staff presented an overview of the request along with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow the creation of a lot without public street frontage. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 3 FILE NO.: S-1100-B NAME: Capitol Lakes Estates Tract A – Governor’s Manor Preliminary Plat LOCATION: North of Capitol Hills Boulevard at Rushmore Avenue DEVELOPER: Capitol Lakes Estates LLC P.O. Box 13256 Maumelle, AR 72113 ENGINEER: William L. Dean, Civil Design, Inc. 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.12 acres NUMBER OF LOTS: 45 FT. NEW STREET: 1327 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced front lot width on selected lots. 2. A variance to allow a reduced lot depth on selected lots. 3. A variance to allow a reduced minimum lot square footage on selected lots. 4. A variance to allow a reduced front yard building line on selected lots. 5. A variance to allow the development of the subdivision with private streets. A. PROPOSAL/REQUEST: The applicant is requesting the subdivision of this 9.12-acre site into 45 single- family lots. The proposed request will result in a density of 4.9 units per acre. There are several waivers and variances being requested as a part of the development. The applicant has requested a reduced front building line, reduced lot depth, reduced lot widths on several of the proposed lots and a reduced minimum lot square footage. The applicant has also indicated the subdivision will be gated and will be developed with private streets. Please see the Analysis April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B 2 section for more detail concerning the requested variances and staff recommendation of each variance being requested. B. EXISTING CONDITIONS: The site is vacant and tree covered. Capitol Hills Boulevard is in place to the south of the proposed subdivision. Rushmore Avenue has also been constructed extending to the south of Capitol Hills Boulevard. A multi-family apartment complex is currently under construction the south of the site. The development will be constructed in three phases and the first phase is mid-way through completion. Other uses in the area include the Oasis Renewal Center located northeast of the site and the Spring Valley Manor Subdivision located south of the area. Cooper Orbit Road borders the eastern boundary of the property. The roadway is a narrow unimproved roadway with deep ditches in several locations. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from the neighborhood association. All abutting property owners and the Spring Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets must be built to the same standard as public streets. Sidewalks would be required on Pennsylvania Avenue and Governor’s Court. 2. Contact David Hathcock (501-371-4808) to confirm proposed names and naming convention of streets. 3. The private entrance gate must be set back to the north to allow three or more cars to wait at the call box without blocking traffic on the arterial. 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. 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. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501-379-1817 – Derrick Bergfiedl) for more information. April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. The proposed storm water detention basin shall be removed from over the existing sewer main or the sewer main will be required to be relocated; at the Developer’s expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension and installation private fire hydrants will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: The gate opening shall be 20-foot wide at a minimum. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Bill Dean and Mr. James Dreher were present representing the request. Staff stated the applicant was requesting a preliminary plat to subdivide the site into single-family lots. Staff stated the applicant had indicated the development would be for “patio homes” with reduced setbacks. Staff requested the applicant indicate all proposed setbacks on the proposed preliminary plat. Staff noted if April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B 4 the applicant was also requesting a reduced side yard and rear yard setback, staff would rather handle the reductions at this time and not create multiple Board of Adjustment cases. Staff also requested the applicant indicate the open space areas as Tracts on the proposed preliminary plat. Public Works comments were addressed. Staff noted private streets construction would be required to the same standard as public streets and sidewalks would be required along Pennsylvania Avenue and Governor’s Court. Staff also stated the gate should be shifted to the north to allow for the stacking of a minimum of three automobiles. Staff requested the applicant provide grading and drainage plans prior to the start of construction. Staff also requested the applicant provide a template to show the turning radius for trucks. Staff questioned the ability of garbage trucks to properly turn in the proposed cul-de- sacs. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. Staff noted specifically the comment from the Wastewater Department. Mr. Dean stated the detention basin would be relocated away from the existing sewer main. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated all proposed setbacks and indicated the proposed open space areas as tracts. The applicant has also indicated sidewalks as requested by Public Works. The proposed storm water detention as been relocated away from the existing sewer main located near the southwestern portion of the site. The proposed development indicates an average lot size of fifty-feet by one hundred twenty-feet or 6,000 square feet. The minimum lot size proposed is fifty- feet by one hundred ten-feet or 5,500 square feet. The proposed development will require variances to allow reduced front lot widths, reduced lot depths and reduced lot minimum square footage. A variance is required for Lots 2 – 35 and 38 - 44 for a reduced minimum lot width and a variance is required for Lots 1 – 34 and Lots 37 – 45 for a reduced lot depth. Lots 2 – 35 and 38 – 44 are proposed with square footages less then the required 7,000 square feet. The applicant has also indicated a front building line of twelve and one-half-feet on all the proposed lots adjacent to the interior streets. The applicant has April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B 5 indicated the minimum buildable area on each lot with 2,150 square feet being the minimum proposed and an average buildable area of 2,620 square feet. The applicant has also indicated the side yard setbacks as five feet and a rear yard setback of ten feet. The applicant has indicated the building line adjacent to Capitol Hills Boulevard as thirty-five feet, consistent with the minimum required building line adjacent to an arterial street. The applicant has indicated the development will be enclosed with a six-foot wood fence adjacent to the street and within the required building setback. Maximum fencing height located within the required building setback is four-feet. Staff is supportive of the placement of the six-foot fence within the proposed building setback. The applicant has indicated the development of the subdivision with private streets. Approximately 1,318 linear feet of new street will be added as a result of the development. The development is proposed as a gated community. The applicant has indicated the call box will be located sixty-six feet from the roadway (Capitol Hills Boulevard); sufficient to allow stacking of three cars. The applicant has not indicated a minimum gate opening of twenty-feet as required by the Fire Department. The site plan indicates a minimum opening of thirteen feet with a center island between the two proposed gates. Staff recommends the proposed islands be narrowed to allow this minimum gate opening required by the Fire Department. The applicant has indicated cul-de-sacs with a minimum fifty-foot turning radius. The proposed turning radius is typical for cul-de-sac street development and is adequate to allow turning of city vehicles such as fire and garbage collection trucks. Staff is supportive of the proposed development. The proposed development is indicated as a patio home development and the applicant has indicated a minimum buildable area sufficient to construct homes similar is size to homes in the area. The proposed density of the development is 4.9 units per acre, consistent with single-family development per the City’s Future Land Use Plan. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as proposed, there will be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: 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 requested variance to allow reduced lot widths for Lots 2-35 and 38 – 44. April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B 6 Staff recommends approval of the requested variance to allow reduced lots depths for Lots 1-34 and 37-45. Staff recommends approval of the requested variance to allow reduced lot minimum square footages for Lots 2-35 and 38-44. Staff recommends approval of the request to allow the development of the subdivision with private streets. Staff recommends approval of the requested variance to allow the placement of a six-foot fence within the required building setback adjacent to Capitol Hills Boulevard. Staff recommends the gate openings be constructed to maintain the minimum opening required by the Fire Department. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There was one registered objector present. Staff presented the item indicating there was a correction from the staff write- up and recommendation. Staff stated the call box must be relocated to eliminate the possibility of cars backing onto Capitol Hills Boulevard and the cul-de-sac radius must be increased to allow an 80-foot minimum turning radius. Mr. Dreher stated the applicant would comply with the indicated requirements. Staff noted they were supportive of the proposed request along with the requested variances related to lot development standards. Mr. Ross Phillips addressed the Commission in opposition of the proposed request. He stated the development was very intense and the neighborhood had not met with the developer and had not been given the opportunity to comment on the layout or possible compromises. Mr. Phillips stated his fear was allowing the number of variances requested for the proposed subdivision would set president for west Little Rock subdivision Development. Mr. Phillips stated he was concerned the development was not proposed as a planned development. He stated with a planned development the neighborhood would receive some assurance of the type development that would take place. He stated the developer owned property to the west of the site. He questioned if the entire ownership were to develop with the smaller lot sizes what impact the area development would have on the roadways and congestion. April 22, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1100-B 7 There was a general discussion concerning the proposed request and if developments similar to the request had been approved in the past. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. April 22, 2004 ITEM NO.: 4 FILE NO.: S-1313-F NAME: Woodlands Edge Revised Preliminary Plat LOCATION: West of Brodie Creek on Woodlands Trails DEVELOPER: Rocket Properties LLC P.O. Box 3157 Little Rock, AR 72203 ENGINEER: The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203-3837 AREA: 118.6 acres NUMBER OF LOTS: 235 FT. NEW STREET: 14,661 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced lot depth on selected lots. 2. A variance to allow a reduced minimum lot square footage on selected lots. 3. A variance to allow a reduced front yard building line on selected lots. 4. A variance to allow the creation of pipe stem lots. 5. A variance to allow the creation of lots without public street frontage. 6. A variance to allow reduced rear yard setbacks on selected lots. 7. A variance to allow street grades to exceed the maximum allowed. 8. A variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of-way along Woodlands Trails. 9. A variance to allow a reduced right-of-way along Meadowsend Drive to the west. 10. A variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum. 11. A variance to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically. 12. A variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 2 BACKGROUND: Woodlands Edge was originally approved in August 2001, as a 214-acre subdivision with 466 residential lots and 28,500 linear feet of new street. In the applicant’s original cover letter he indicated “This new neighborhood would preserve approximately 70 acres of greenbelts and open spaces and would feature a neighborhood park with connecting trails, sidewalks and footpaths. The development plan and site engineering for the Woodlands would be done in such a way as to reduce the impact of development on the land.” The applicant indicated he was not only trying to preserve as many trees as possible in the development, but was also trying to reduce the amount of excavation and fill required to create roadways and buildings sites. The applicant stated the desire was to limit disruption of the site’s hydrology by allowing the surface runoff to continue to flow in undisturbed natural basins. The cover letter also indicated the basis of the request for a reduced design standard for Woodlands Trail. The principal roadway through the property is shown on the City’s Master Street Plan as a collector street. The applicant indicated no lots would front the roadway except for thirteen of the lots on the eastern end. The applicant also indicated the roadway would be lined with wooded green belts ranging from 25-feet to over 200- feet in width on each side. In addition, the applicant indicated three traffic-calming circles approximately 1200 to 1300 feet apart along the roadway. The circles, or roundabouts, were to be designed not only to slow traffic, but also to discourage through traffic. The applicant stated the desire was to preserve more trees by allowing them to remain close to the edge of the roadway. The proposal included along the collector street (Woodlands Trails), the sidewalks and trails were planned to meander within the green belts and open spaces. The property owners’ association would maintain these sidewalks and trails when located on commonly owned property. The applicant stated the desire was to create a neighborhood that looks and feels more like a wooded setting where residents could more fully enjoy the natural character of the land. The applicant also indicated by retaining more trees and minimizing the impact of development on the land, they would be able to create a higher quality neighborhood through environmentally responsible and sustainable site development and techniques. Through various ordinances adopted by the Little Rock Board of Directors variances for the Woodlands Edge Preliminary Plat have been established. The developer has indicated the desire is to continue the development as previously proposed and approved. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 3 A. PROPOSAL/REQUEST: Woodlands Edge has designed six phases and constructed improvements in four phases of the development as of this date. The applicant is requesting the revision to a previously reviewed preliminary plat for Phases 8, 9 and 10. The applicant has indicated upon completion, there will be a total of 11 phases. The current proposal includes a total land area of 118.6 acres and the creation of 235 single-family lots. The applicant has indicated reduced rear yard setbacks will be sought adjacent to dedicated green spaces and a reduced building line for corner lots. The applicant has also requested the continuation of a reduced design standard for collector streets to continue the existing street design through the subdivision. In addition, the applicant is requesting several variances to allow the development to occur. The developer has indicated the property is extremely steep and the philosophy of the developer is to allow for large areas of green space and allow natural drainage ways to remain undisturbed behind the lots. The development follows the natural lay of the land allowing for areas that will remain as natural areas as green space and park areas. Please see the analysis section of this report for more detail concerning the proposed variances and staff recommendation. B. EXISTING CONDITIONS: The site is vacant and wooded with varying degrees of slopes. Olds Lane is contained within the proposed plat area and currently has a scattering of single- family homes. Woodlands Edge has begun developing the first phases to the east of the site and Cherry Creek Subdivision is located to the north of the proposed plat area. A portion of the site is currently zoned PRD as a part of the former Brodie Creek Development Plan. The remainder of the area is currently zoned R-2 Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The primary concern relates to drainage of the site and the maintenance of existing creeks located within the area. All abutting property owners and John Barrow Neighborhood Association were notified of the public hearing. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 4 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a list showing the previously approved design standard variances, and the new variances required in this application. 2. Reduce standard tees and cul-de-sacs do not provide adequate maneuvering room for modern waste collection vehicles. 3. Very long streets such as Treeline Point and streets that are planned for extension such as the west leg of Tallgrass Loop should be designed to standard residential sections. 4. Additional drainage easements between lots need to be platted at several locations such as along Foxfield. 5. No trash collection services will be provided on Winter Cress private drive. 6. Provide a topographic map showing the location of the Master Street Plan connection to the north to Kirby Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension a will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 5 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff noted the proposed preliminary plat would require several variances to allow the development. Staff also noted the previous phases also included several variances to allow them to develop as well. Staff stated the applicant was working to preserve the existing topography and as many existing trees as possible as a part of the development. Staff requested the applicant provide additional information concerning four of the proposed lots. Staff requested the applicant indicate buildable areas on the proposed preliminary plat to ensure there was sufficient area for construction of a new home if approved in the indicated configuration. Staff also requested the applicant indicate the proposed building line for the four proposed pipe stem lots. Public works comments were addressed. Staff stated the proposed right-of-way was not sufficient to meet the Master Street Plan Standard. Staff stated the areas, which had been allowed reduced right-of-ways were in areas that lots were not accessing the roadway. Staff also noted an overall topographic map should be provided indicating the location of the Master Street Plan connection to the north at Kirby Road. Staff noted garbage collection would not be provided on private streets. Staff also noted there were concerns with a few of the indicated hammerheads. Staff stated the desired width was eighteen feet with eighty feet for the hammerhead. The applicant indicated a meeting with Public Works was desirable to resolve outstanding issues. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant also met independently with staff to further address concerns related to lot layout and street design. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 6 The applicant has indicated the buildable areas for the lots requested by staff. The lots indicated are not sufficient to meet the minimum square footage required by the Subdivision Ordinance. The applicant has indicated sufficient area for construction of new homes on these lots. The applicant has also indicated reduced side yard and or reduced rear yard setbacks on Lot 101and 114 Block 2, Lot 6 Block 11 and Lot 6 Block 12. The side yard setback is proposed as five feet and the rear yard setbacks are proposed as fifteen feet. Staff is supportive of this request to allow reduced lot size and reduced setbacks. The applicant has indicated a reduced front building line of fifteen feet for Lots 90 – 93, 101 – 103, 114 – 116 Block 2, Lots 4 – 7 Block 5, Lots 3 – 6 Block 12, Lots 3 – 5, 7 – 11 and 22 – 26 Block 13. The applicant has indicated a reduced front building line of twenty-feet for Lots 86 – 89 Block 2. Staff is supportive of this request. The requested reduced building lines are adjacent to cul-de-sacs. Staff feels if the applicant had provided the average lot width as required by the Subdivision Ordinance, a variance for the requested lots would not be required. If a variance is required on the indicated lots the reduced setback would have minimal adverse impact on the adjoining properties. The applicant has indicated a reduced rear yard setback of fifteen feet on all lots. Staff is supportive of this request. The lots abut dedicated Tracts, which will remain as open space. Staff feels this will minimize any adverse impact of the reduced rear yard setback. The applicant has indicated Lot 37 Block 5 will be developed as a pipe stem lot. The applicant has indicated a twenty-foot width of the pipe stem and a one hundred foot depth. The applicant is seeking a variance for a reduced width of the pipe stem. The Subdivision Ordinance requires a minimum width of thirty- feet. The indicated depth is consistent with the required depth of a pipe stem lot per the Subdivision Ordinance. Staff is supportive of this request. The applicant is requesting a variance to allow the creation of a lot without public street frontage. Lot 36 Block 5 will be served by a twenty-foot access and utility easement. Staff is supportive of this request. The indicated lots to provide access to Lot 36 Block 5 are proposed as ninety-feet with a ten-foot access being provided from each of the lots. This should allow for sufficient buildable area on each lot minimizing the negative impact for potential homeowners. The applicant has indicated a reduced lot depth for the following lots: Lots 101 – 102 Block 2, Lot 139 Block 5, Lot 6 Block 11, Lots 7 and 14 Block 12 and Lots 1 – 11, 13, 23 and 26 – 27 Block 13. Staff is supportive of the request. The indicated lots will are in areas of cul-de-sacs and all proposed lots abut a dedicated Tract indicated as open space. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 7 The applicant has indicated a variance to allow street grades to exceed the maximum allowed, a variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of-way along Woodlands Trails, a variance to allow a reduced right-of-way along Meadowsend Drive to the west, a variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum and a reduction in the design standard to that of a residential street horizontally and vertically. Staff is somewhat supportive of the requested reduction in design standard for street construction. The applicant has indicated due to topography and design the reduced standards will have minimal adverse impact. Staff is sensitive to the proposed subdivision and the design that has been proposed to least impact the environment by relocating streets around existing significant trees and maintaining streets on ridges away from natural drainage ways. Staff will continue to work with the applicant on the requested variances to not create any sight distance problems or safety issues. The proposed design includes a variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. Staff is supportive of this request. The indicated roadway will continue through the development as was previously approved, including traffic calming devises to slow traffic. The applicant has also indicated to the west of the proposed plat area, located in a future phase, the street will be widened to the standard width for a collector street. Staff is supportive of the proposed preliminary plat and the requested variances. The request is a continuation of an existing subdivision development. The request is consistent with previous development and the previous development has had minimal impact on area properties. The proposed preliminary plat indicates access to abutting properties not in the applicant’s ownership thus eliminating landlocked parcels abutting the proposed plat area. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed plat is developed as proposed, there should be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: 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 requested variance to allow a reduced lot depth on selected lots. Staff recommends approval of the requested variance to allow a reduced minimum lot square footage on selected lots. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 8 Staff recommends approval of the requested variance to allow a reduced front yard building line on selected lots. Staff recommends approval of the requested variance to allow the creation of pipe stem lots. Staff recommends approval of the requested variance to allow the creation of lots without public street frontage. Staff recommends approval of the requested variance to allow reduced rear yard setbacks on selected lots. Staff recommends approval of the requested variance to allow street grades to exceed the maximum allowed. Staff recommends approval of the requested variance to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of- way along Woodlands Trails. Staff recommends approval of the requested variance to allow a reduced right-of- way along Meadowsend Drive to the west. Staff recommends approval of the requested variance to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum. Staff recommends approval of the requested variance to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically. Staff recommends approval of the requested variance to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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 conditions outlined in paragraphs D, E and F of the staff report. Staff also presented a recommendation of approval of the requested variance to allow a reduced lot depth on selected lots, the variance to allow a reduced minimum lot square footage on selected lots, the variance request to allow a reduced front yard building line on selected lots, the variance request to allow the creation of pipe stem lots, the variance request to allow the creation of lots without public street frontage and the variance request to allow reduced rear yard setbacks on selected lots. April 22, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1313-F 9 Staff also presented a recommendation of approval of the requested variance to allow street grades to exceed the maximum allowed, the variance request to allow a reduced design standard for Woodlands Trail and sidewalk to be located outside of the right-of- way along Woodlands Trails, the variance request to allow a reduced right-of-way along Meadowsend Drive to the west, the variance request to allow a reduction in horizontal radius design criteria on Foxfield Drive to 75-foot minimum, the variance request to allow a reduced design standard for a collector to the north of 28-feet and include a reduction in the design standard to that of a residential street horizontally and vertically and the variance request to allow a 28-foot collector width with 45-feet of right-of-way where lots do not abut the right-of-way. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 5 FILE NO.: S-1422 NAME: The Ridges at Nowlin Creek Preliminary Plat LOCATION: North of Highway 10, approximately 5 miles West of the Chenal Parkway Cantrell Road intersection DEVELOPER: Deltic Timber 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1170 acres NUMBER OF LOTS: 302 FT. NEW STREET: 56,800 LF CURRENT ZONING: R-2, Single-family and An area not zoned PLANNING DISTRICT: 29 CENSUS TRACT: 29 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow the creation of private streets to serve the development. A. PROPOSAL/REQUEST: The preliminary plat consists of 302 lots averaging approximately three acres in size. The developer is requesting a variance to allow the development of the subdivision with private streets. The development proposes 57,000 linear feet of private streets with a gated entrance. The street widths proposed within the development will be twenty-four feet with curb and gutter to create a quiet, rural type subdivision. April 22, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1422 2 Sanitary sewer will be provided with a low-pressure system and a privately maintained sewage treatment plant located on the south side of the property, outside the Lake Maumelle watershed. The applicant has indicated potable water will be provided to the subdivision by Central Arkansas Water. The applicant has indicated the lots abutting Highway 10 will be left undeveloped for some future use. Large areas within the development have been set-aside for open space. B. EXISTING CONDITIONS: The site is heavily wooded with varying degrees of slopes. Cantrell Road abuts the site to the west and currently has a scattering of single-family homes in a rural setting. Lake Maumelle is located to the north of the proposed preliminary plat area. The northern portion of the proposed plat boundary is located within the Lake Maumelle Watershed. Only a portion of this area is located within the City’s Planning Jurisdiction. This area is currently zoned R-2 Single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners were notified of the public hearing. There is not a neighborhood association located in the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The plat is outside the corporate limits, but a portion is within the Planning Boundary, Grading permits and storm water detention are not required. 2. Nowlin Creek Boulevard and a portion of Street E should be constructed as a collector street with 60-feet of right-of-way and a 31-foot to 36-foot street width. 3. All street names and naming conventions must be approved by the Public Works Department. Contact David Hathcock (501-371-4808) for additional information. 4. Traffic calming devices are required for long collectors to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. 5. Plans generically indicate a reduced standard for stopping sight distance is required on all streets. Identify specific locations where variances are requested. Standard stopping sight distances and grades should be provided April 22, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1422 3 along all designated collector portions. 6. Final construction plans should be submitted for approval prior to 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. SBC: No comment received. Central Arkansas Water: Central Arkansas Water requests that Little Rock Planning Commission postpone consideration of this development. Central Arkansas Water places a high priority on prevention of development of property within the Lake Maumelle water shed. The close proximity of this property to the water intake structure increases our concern. Negotiations are in progress and Central Arkansas Water intends to purchase this property or take it by condemnation, if necessary, in order to protect the quality of drinking water from Lake Maumelle. In regard to the remainder of the property, water service may not be available to portions of this property. Water main extensions would be required and all Central Arkansas Water requirements in effect at the time of request for water service must be met. This development may have significant impact on the existing water distribution system. If this area is served, proposed water facilities would be sized to provide adequate pressure and fire protection and all Central Arkansas Water requirements in effect at the time must be met. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: The area is outside the Fire Department’s service area. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. April 22, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1422 4 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Tim Daters and Mr. Joe White were present representing the request. Staff presented an overview of the proposed request indicating only a portion of the proposed plat area was located within the City’s Planning Jurisdiction. Staff noted since a portion was located within the Planning Boundary the entire plat would be reviewed. Staff noted there were three variances related to the proposed request. Staff stated the applicant was requesting private streets to serve the development, a variance the Commission could approve, a variance to allow increased street grades and a 150-foot stop sight distance and the creation of four pipe stem lots. Staff stated the applicant was requesting a privately maintained sewage treatment plant located on the south side of the property outside the Lake Maumelle watershed. Staff stated per Section 31-400(b) all residential lots or development tracts not served by a public or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, would approve septic tank installations, or other individual wastewater disposal methods for service to the subdivision proposed to be platted. Staff requested the applicant contact the health department and secure an approval letter with regard to the wastewater collection and treatment system. Public Works comments were addressed. Staff stated grading permits and storm water detention ordinances for the city did not apply since the development was located outside the corporate limits. Staff also stated for long collector streets traffic calming devices were required to slow traffic. Staff requested the applicant indicate the streets where the standard stop sight distance could not be achieved. Central Arkansas Water addressed the concerns with water. CAW staff stated a portion of the development was located within the protected area of the Lake Maumelle Watershed. CAW staff stated the Central Arkansas Water Board voted to uphold the protection area and wanted to acquire approximately 700 acres of the proposed development area for watershed protection. CAW staff stated Central Arkansas’s desire was to purchase this area through what ever means necessary; negotiated acquisition or imminent domain by condemnation. CAW Staff stated Central Arkansas Water would not furnish water to the areas located within this protected area. April 22, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1422 5 There was a general discussion concerning the watershed and the protection areas. Staff stated the watershed contained 138 square miles and about one- third was located in the National Forest. Staff stated with limited finances a determination of critical areas had to be made for the areas to purchase first. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has eliminated the requested variances with the exception of the development of the subdivision with private streets. The applicant has indicted the development will be constructed in four phases with the phase line indicated on the proposed preliminary plat. The proposed phasing is consistent with phasing allowed per the Subdivision Ordinance. The proposed request indicates minimal lot size as per the Subdivision Ordinance. The development indicated an average lot size of three acres, more than adequate to meet the 7,000 square foot minimal lot size. The applicant has indicated a twenty-five foot front building line for all lots. The required front building lines adjacent to a collector street is thirty-feet. Staff recommends front building line platted as required by the Subdivision Ordinance or thirty-feet adjacent to indicated collector streets. The development of the subdivision as a gated community with private streets is a variance the Planning Commission may approve if deemed appropriate. The private streets must be constructed to Master Street Plan standard with regard to sidewalk placement, street widths and street design. The applicant has indicated the street width of Nowlin Creek Boulevard as 31-feet in a 60-foot right-of-way as requested by staff. The applicant has not however included round-abouts as requested by staff to serve as traffic calming devises on this proposed long collector street. The applicant has not indicated the construction of E Street with a 31-foot pavement width in a 60-foot right-of- way as requested by staff. Staff recommends the design of the streets be constructed to Master Street Plan standard including the required paving width and round-abouts at regular intervals and major intersections to serve as traffic calming devices within the subdivision. April 22, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1422 6 The plat continues to indicate the source of water as Central Arkansas Water. Central Arkansas Water has stated they will not serve a large potion of the development located within the Lake Maumelle Watershed. Staff recommends the applicant provide an agreement from Central Arkansas Water indicating their intention to serve the proposed lots or indicate an agreement from another water source as to their ability to serve the proposed development. The applicant has not provided staff with the approval letter from the Arkansas Department of Health concerning the proposed wastewater collection and treatment system. Per Section 31-400(b) all residential lots or development tracts not served by a public or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, would approve septic tank installations, or other individual wastewater disposal methods for service to the subdivision proposed to be platted. Consistently in the past the Commission has not reviewed proposed subdivision development unless documentation of an approved wastewater collection and treatment system has been furnished. Staff recommends the applicant provide the required approval letter from the Arkansas Department of Health prior to the Commission reviewing the proposed development. Staff feels there are too many outstanding issues associated with the proposed request for the Commission to review the development and make a recommendation. I. STAFF RECOMMENDATION: Staff recommends the proposed request be deferred sixty to ninety days to allow the developer sufficient time to resolve outstanding issues associated with the proposed request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Jack McCray was present representing the request. There was one registered objectors present. Staff presented the item indicating there were deficiencies related to the proposed application request. Staff stated the applicant had not provided documentation from the Arkansas Department of Health concerning the wastewater treatment facility nor had the applicant provided documentation concerning the proposed source of water. April 22, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1422 7 Mr. McCray stated he would accept the deferral request but he was requesting the Commission allow him 20 minutes for a presentation from an expert concerning how development could take place within the watershed and still be environmentally friendly. Staff stated if the applicant were allowed the presentation time then he would only be allowed ten minutes at the June 3, 2004 Public Hearing to provide new information. Mr. McCray stated this was acceptable. Mr. Robert Prager presented the Commission with an overview of how development could take place and not affect water quality. He stated his firm had 25 years experience in environmental design and watershed protection. He stated treatable run- off, preserve and restore design for construction, limiting surface treatments and placing monitoring wells to determine areas not complying. He stated it was important to pick plants to accumulate contaminates the development was trying to collect. A motion was made to defer the item to the June 3, 2004 Public Hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 6 FILE NO.: S-1423 NAME: Colonel Glenn Center Preliminary Plat LOCATION: on the Southwest corner of Colonel Glenn Road and Bowman Road DEVELOPER: Terraforma, LLC P.O. Box 13437 Maumelle, AR 72113 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 12.8 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 CURRENT ZONING: O-3, General Office District and C-3, General Commercial District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced driveway spacing. A. PROPOSAL/REQUEST: The site contains 12.8 acres located between Colonel Glenn Road, Lawson Road and David O’ Dodd Road. The applicant is requesting a preliminary plat to subdivide the acreage into 12 non-residential lots currently zoned O-3, General Office District and C-3, General Commercial District. The applicant has indicated driveways will be shared for the majority of the lots. Common access drives will allow circulation between the various lots and the public streets. The applicant has indicated street improvements will be constructed per the Master Street Plan and the lots will be final platted individually as the market demands. The street construction will be placed on the entirety of the street when any lot abutting the street is final platted. April 22, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1423 2 The average lot size proposed for the subdivision is 150-feet by 300-feet or 1.3 acres. The minimum lot size proposed is 0.73 acres. The proposed preliminary plat indicates a twenty-five foot front building line on all lots. B. EXISTING CONDITIONS: Portions of the site are vacant and portions contain single-family homes scattered along Lawson Road. There is an existing grocery store located on the southeast corner of Colonel Glenn Road and Lawson Road, which is not a part of the proposed request. Areas along David O Dodd Road are primarily vacant and tree covered. The roads are unimproved roadways with open ditches for drainage and no curb, gutter or sidewalk in place. Other uses in the area include the Rave Theater and vacant C-3 zoned property located immediately to the east. There are other developed and vacant properties located further to the east, south of Colonel Glenn Road and west of I-430. To the north of the site is a site zoned POD which has developed as an office/warehouse development. West of the site is a PDC for Kinco Construction Company and single-family homes located on tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Plans indicate developer will construct all boundary street improvements to Master Street Plan standard. This includes right-of-way widths of 30-feet to centerline on Lawson Road, 45-feet to centerline of David O Dodd and 55-feet to centerline of Colonel Glenn Road. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501-379-1813 – Steve Philpott) for more information. April 22, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1423 3 5. Driveway locations and widths are generally adequate to meet the traffic access and circulation requirements of Section 30-43 and 31-210. However, the Lot 7 driveway is significantly closer than the required 300-foot (166-feet provided) and the drive spacing on Lots 8 and 9 are also spaced less than the required 300-foot spacing. 6. Forty-foot access and utility easements appear too narrow to fit a 30-foot or 36-foot standard commercial street and still accommodate utilities. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: 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 will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. April 22, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1423 4 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Joe White was present representing the request. Staff stated the request was to subdivide this site into twelve non-residential lots currently zoned C-3, General Commercial District and O-3, General Office District. Staff stated the applicant had indicated the development would be a phased development based on market demand. Staff questioned if the street improvements would be installed as each lot was final platted or as a lot abutting the roadway was final platted if all the improvements would be installed at one time. Mr. White stated he would verify street construction. Public Works comments were addressed. Staff stated the driveways appeared too narrow for the proposed development. Staff stated the proposed driveways did not appear adequate for drive lanes and easements. Mr. White stated the proposed driveway was 24-feet in width, which was typical for shopping center driveway standard. Mr. White stated he would review this comment and work with staff to address their concerns. Staff also indicated the driveway spacing did not meet the minimum requirement for Lots 8 and 9. Staff stated the typical spacing requirement was 300-feet. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated, as a lot abutting the street is final platted this will trigger street construction of the entirety of the street. The applicant has indicated drives as 40-foot access and utility easements. The applicant has indicated the drives are adequate to allow for a standard commercial street (30-feet) with an additional ten feet for the placement of utilities. Staff is supportive of the proposed phasing plan for street construction and the indicated drives. The proposed plat indicates a minimum lot size of 0.83 acres with the largest lot size proposed as 1.61 acres. The proposed plat indicates an average lot size of 150-feet by 300-feet or 45,000 square feet. The average lot size proposed is more than adequate to meet minimal lot size for O-3, General Office District and C-3, General Commercial District zoned properties. The minimum lot size required under each of the zoning districts is 14,000 square feet and a minimum April 22, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1423 5 lot width of one-hundred feet. The applicant has indicated a twenty-five foot front building line, adequate to meet the required front building line for each of the zoning districts. The applicant has indicated the development will be a phased development based on market demand. As indicated the street improvements will be put in place as a lot abutting the street is final platted. With this stipulation, staff is supportive of the proposed phasing plan. The proposed plat indicates driveway spacing for Lots 8 and 9 less than the typical spacing requirement of three hundred feet. The proposed spacing will be approximately two hundred eighty-six feet. Staff is supportive of the drives in this configuration. The drives are placed on adjoining property lines as shared drives to reduce the number of curb cuts on the boundary street. The development has also indicated a series of internal drives to allow circulation within the development, reducing the need to access the city streets to travel between individual lots. To staff’s knowledge there are no outstanding issues associated with the proposed request. The proposed plat with few exceptions (driveway spacing requirement for Lots 8 and 9) meets the minimum requirements of the Subdivision Ordinance. I. STAFF RECOMMENDATION: 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 requested variance to allow reduced spacing requirement for Lots 8 and 9. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented an overview of the request along with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow reduced spacing requirement for Lots 8 and 9. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 7 FILE NO.: S-1424 NAME: Grandwood Subdivision Preliminary Plat LOCATION: North of Crystal Valley Road at the North/South and East/West Lateral intersection DEVELOPER: Cooper Land Development, Inc. 903 North 47th Street Rogers, AR 72756 ENGINEER: The Benham Companies 1701 Centerview, Suite 207 Little Rock, AR 72211 AREA: 40.48 acres NUMBER OF LOTS: 78 FT. NEW STREET: 6425 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.08 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the first phase of a multiple phase single-family development. The proposed preliminary plat includes 40.48 acres to be developed with 78 single-family lots. At total build-out, the development will contains 363 acres and 605 single-family lots. Each of the future phases will be reviewed by the Commission as development becomes imminent. The development plan includes a fifteen-year build-out. The entire development is intended for single-family detached residential uses in accordance with the restrictions designated by R-2 zoning. The applicant proposes to submit preliminary plats in phases. The applicant has indicated the first phase will be constructed with average lots sizes of 82-feet by 130-feet or 10,660 square feet. Future development will include estates lots and lake lots April 22, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1424 2 averaging 90-feet by 130-feet and 100-feet by 130-feet. The applicant has indicated a portion of the future phases may include the development of patio homes. The applicant has indicated areas will be set aside as common areas and designated as green space. The applicant has indicated a series of trails will be constructed through out the neighborhood to provide connectivity to future proposed recreational areas. B. EXISTING CONDITIONS: The site is predominantly an undeveloped forestland of hardwoods. Signs of past logging may be observed. However, most tree growth is between 20 and 75 yeas old. An existing 16-acre lake is constructed on the northern end of the property. The property contains a series of ridges with either steep or rolling side slopes. Drainage flows occur towards the south and east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners, Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Regarding the Sketch Plan submitted showing the conceptual street layout, we generally concur with the proposal with a few minor changes. Given constraints of topography and locating a suitable bridge crossing on McHenry Creek, the proposed locations for the north-south and east-west arterials are acceptable. The looping collector is also acceptable. 2. The southern-most street that is shown to be extended west is at an acceptable location and would comply with the current Master Street Plan that calls for the extension of a collector to the west. We recommend that a collector remain on the Master Street Plan, however, due to the limited potential for a high density development along the ridge top, we would support a reduced design standard. A 31-foot street width, with minimum design standards conforming to those of a standard residential street will be acceptable. 3. The cul-de-sac located on the north-east central portion of the plat should be stubbed out to serve the remainder of the land located on the ridge. 4. A phasing plan will be needed for development of the arterial streets. An ordinance addressing the phasing should be developed and recommended to the Board. April 22, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1424 3 5. All street names and naming conventions must be approved by Public Works. Contact David Hathcock at 501-371-4808 for additional information. 6. Traffic calming devices are required for long collectors to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. 7. Permanent tees and cul-de-sacs need to be 80-feet to accommodate waste collection and other large vehicles. Temporary tees can be eliminated on the very short stubs. 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 9. Storm water detention ordinance applies to this property. 10. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements should be shown for all storm water drainage areas. 11. Prepare a letter of pending development addressing streets lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 – Steve Philpott) for more information. 12. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering (501-379-1817 – Derrick Bergfield) for more information. 13. The intersection design for the tie-in to Crystal Valley Road will need to be reviewed and approved with the construction drawings. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: Water main extensions will be required including off site improvements. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. April 22, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1424 4 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff presented an overview of the proposed request indicating the site was the area recently approved by the Commission and the Board of Directors for annexation. Staff also noted there was a related item a Master Street Plan amendment. Staff noted additional information was necessary to complete the review of the proposed preliminary plat. Staff requested the applicant provide the source of water supply, the means of wastewater disposal and owners of all unplatted tracts abutting the plat area indicated on the proposed preliminary plat. Staff also requested the applicant indicate the areas set aside for common areas as tracts on the proposed preliminary plat. Staff requested the applicant indicate on the proposed preliminary plat the future collector street and indicate a “stub-out” to locate the street. Public Works comments were addressed. Staff stated the indicated rights-of-way were acceptable for the southern-most street. Staff requested the applicant maintain the collector street but staff stated they would support a reduced standard. Staff stated the proposed location of the arterial was in a location staff would support. Staff stated the proposed location was logical for crossing the creek to the north. Staff also stated there should be coordination concerning the development of the future arterial street; either construct one-half of the arterial and the median or construct additional pavement to allow residents to the subdivision access to the arterial when the future phase of the subdivision was developed. Staff stated grading and storm water detention ordinances would apply to the proposed development. Staff stated no trees were to be cleared without prior approval. Staff also stated traffic calming devises were required on collector April 22, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1424 5 streets within the development. Staff stated speed bumps/humps were not recommended. Staff stated round-abouts were desirable. Staff suggested the applicant contact Traffic Engineering for details. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated on the proposed plat a future collector street as requested by staff. The applicant has indicated the proposed source of water as Central Arkansas Water and the proposed means of wastewater disposal as the Little Rock Wastewater Utility. The applicant has also indicated the areas set aside for common areas as Tracts on the proposed plat. The proposed plat indicated the names of owners of all abutting parcels. The applicant has indicated the minimal lot size of 80-feet by 125-feet or 10,000 square feet and an average lot size of 82-feet by 135-feet or 11,070 square feet. The proposed minimal lot widths and the proposed minimal lot depths exceed the minimal requirements of the Subdivision Ordinance. The applicant has indicated a 25-foot front building line adjacent to residential streets and a thirty-foot front building line adjacent to proposed collector streets. The indicated front building lines are adequate to meet the minimum required per the Subdivision Ordinance. The applicant has indicated dedicated open space areas as tracts and indicated the maintenance of the tracts will be the responsibility of the homeowners’ association. The applicant has indicated in their overall development plan, a series of trails will be constructed to allow pedestrian connectivity through the neighborhood. The applicant has also indicated 6,425 linear feet of new street constructed to Master Street Plan standard as a part of the requested plat. As requested by Staff, the applicant has indicated the location of a future collector street near the western boundary of the site with a reduced design standard. Staff is supportive of the indicated placement and the applicant’s request for a reduced design standard for the street. The street design and construction will be addressed in a later phase. April 22, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1424 6 The applicant’s overall development plan indicates the location of two future arterial streets. The applicant has indicated dedication of right-of-way and required street construction will be made at the time of development of the lots abutting the indicated roadways. Staff is supportive of the indicated dedication and street construction plan. To staff’s knowledge there are no outstanding issues associated with the proposed request. The proposed subdivision meets all the minimal requirements of the Subdivision Ordinance with regard to street design, lot widths, lot depths and minimal lot square footage. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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 conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 8 FILE NO.: S-1425 NAME: Jackson Estates Subdivision Preliminary Plat LOCATION: South of David O’ Dodd Road at Brodie Lane DEVELOPER: HL Land Development Company 505 West Dixon Road Little Rock, AR 72206 ENGINEER: McClelland Engineers 900 West Markham Street Little Rock, AR 72201 AREA: 21.17 acres NUMBER OF LOTS: 76 FT. NEW STREET: 2860 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: A variance to allow double frontage lots for Lots 1 - 7. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of 21.17 acres into 76 single-family lots. The applicant has indicated one variance request as a part of the development. The applicant is requesting a variance to allow double frontage lots for lots abutting Brodie Lane. The applicant has indicated a ten foot no vehicular access easement adjacent to Brodie Lane as required by the Subdivision Ordinance. The applicant has indicated an average lot size of 9,451square feet and 7,084 square feet as the minimum lot size. The average lot width proposed is 65-feet and the average lot depth is 136-feet. April 22, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1425 2 The proposed preliminary plat indicates two areas set aside for detention; one area adjacent to David O Dodd and the second area near the southwestern boundary of the site. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Brodie Lane abuts the site to the east. Bordie Lane is an unimproved roadway with open ditches for drainage. There are single-family homes located adjacent to David O Dodd located on acreage. There is an operating concrete block plant located to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. All abutting property owners, the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way dedication for David O Dodd (45-feet from centerline) and Brodie Lane (30-feet from centerline) are shown on the plat. 2. Prior to construction, provide design of Boundary Streets conforming to the Master Street Plan. Construct one-half street improvement to the street including five-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 the property as shown on the plat. However, detention facilities must be located out of the public right-of-way. 5. Prepare a letter of pending development addressing streets lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501-379-1813 – Steve Philpott) for more information. 6. A special grading permit for flood hazard areas will be required per Section 8-283 prior to construction. Minimum finish floor elevation certificates will be required for lots platted in the floodplain. April 22, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1425 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Existing sewer main relocation required at the Developer’s expense. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. The water line easement recorded as instrument no. 84-13638 should be shown on the 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 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff presented an overview of the item indicating the request was a preliminary plat request to allow 21 acres to be subdivided into 76 single-family lots. Staff noted there was one variance being requested, a variance to allow double frontage lots abutting Brodie Lane. Staff stated the applicant had indicated a ten-foot no vehicular access easement in this location as required by the Subdivision Ordinance. April 22, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1425 4 Staff requested the applicant provide additional information in the general notes section of the proposed preliminary plat. Staff requested the applicant indicate a phasing plan if applicable. The applicant indicated the development would be constructed in one phase. Staff also requested the source of title of the land owner be provided on the proposed preliminary plat. Public Works comments were addressed. Staff stated the applicant had indicated right-of-way sufficient to meet the Master Street Plan requirement. Staff stated the proposed storm water detention along David O Dodd was not allowed in the right-of-way as indicated. Staff requested the applicant relocate the detention outside the right-of-way. The applicant questioned the requirements for streetlights. Staff stated a letter to Mr. Philpott outlining the proposed lighting would be sufficient. Staff noted comments from the other reporting departments and agencies, suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated storm water detention outside the public right-of-way as requested by staff. The applicant has also indicated detention will be provided near the southwestern boundary of the site (Lots 32 and 33) in a dry reservoir detention facility if retention is not available in piping. The applicant has indicated, if necessary, the two lots will be sacrificed for detention. The applicant has indicated the flood elevation on Lots 32, 36 and 37 as requested by staff. The applicant has indicated the flood elevation on these lots as 287 and 289 respectively. The minimal floor elevation for the homes constructed on these lots will be set outside the minimum flood elevation as required by City ordinances. The applicant has indicated 2858 linear feet of new street will be constructed to Master Street Plan standard. The proposed preliminary plat indicates a short- stub to the north to allow access to adjoining properties for future development should the adjoining owner desire to develop their property as a single-family neighborhood. Staff is supportive of the placement of the stub street. Staff feels with the placement of the stub, the adjoining property may develop with access through this neighborhood, limiting the number of intersecting streets with David O Dodd Road. April 22, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1425 5 The applicant has also indicated the development will be constructed in one phase and indicated the source of title of the landowner on the proposed preliminary plat. The proposed lots are adequate to meet the minimum requirements of the subdivision ordinance. The applicant has indicated a minimum lot size of 7,084 square feet and a 9,451 square foot average lot size. The applicant has indicated a 25-foot front building line for all lots. The corner lots are indicted as a minimum 75-foot width to allow for the 25-foot building line on each street as required by the Subdivision Ordinance. The applicant has indicated Lots 1 – 7 as double frontage lots. The applicant has indicated a ten-foot no vehicular access easement along the rear of the lots (adjacent to Brodie Lane) as required by the Subdivision Ordinance. Staff is supportive of this configuration of the proposed limited access to the lots. Staff is also supportive of the proposed minimum lot size and indicated front building line. The applicant has indicated the subdivision of 21 acres into 76 single-family lots. The proposed development would result in a density of 3.6 units per acre. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the requested preliminary plat and the requested variance to allow double frontage lots if developed as proposed with the ten foot no vehicular access easement adjacent to Brodie Lane. I. STAFF RECOMMENDATION: 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 requested variance to allow double frontage lots for Lots 1 – 7. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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 conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommends approval of the requested variance to allow double frontage lots for Lots 1 – 7. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 9 FILE NO.: S-1426 NAME: Glenn Ridge Subdivision Preliminary Plat LOCATION: on the Southwest corner of Colonel Glenn Road at I-430 DEVELOPER: Boen Enterprises, LLC 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 13.2 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of lots without public street frontage (Lots 2 – 9 and 12). A. PROPOSAL/REQUEST: The applicant proposes to subdivide this 13.2-acre site into twelve non- residential lots. The site is currently zoned C-3, General Commercial District with a 50-foot open space buffer along the eastern, southern and western perimeters. The applicant has indicated Lots 2 – 7 and 12 will be developed as lots without public street frontage. The applicant has indicated a sixty-foot access and utility easement to serve the development with a 36-foot roadway where the easement is to serve as primary access. The applicant has also indicated access easements between the proposed lots to serve as connectivity through the development. The applicant has indicated the minimal lot size of 45,000 square feet or 150-feet by 300-feet. The development is proposed to be developed in three phases with April 22, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1426 2 Lots 1 – 6 developed in the first phase, Lots 10 – 12 in the second phase and Lots 7 – 9 in the final phase. B. EXISTING CONDITIONS: The site is a vacant site with a scattering of trees. For the most part the trees are located around the perimeter of the site in the currently zoned 50-foot Open Space buffer. The western portion of the site has had previous dirt work and a large ridge was removed and used in the development of the lots to the north of the site. Other uses in the area include a movie theater and automobile dealerships to the north and JA Fair High School to the west. There are large areas of vacant office and commercially zoned property located near the site. There is vacant single- family zoned property located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received informational requests only from area residents. All abutting property owners, the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed land use would classify all internal streets (whether private or public) as commercial streets. Access easements should be 60-feet where the easement is to serve as a primary access. 2. Show the location, widths, radii of all internal streets. Streets should be 31- feet and 36-feet depending on location and lots served. A system of pedestrian access should also be provided. 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. A sketch grading and drainage plan will be required per Section 29-186 (e). Show existing and proposed finished contours. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. April 22, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1426 3 Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. A water main extension will be required in order to provide service to this property. Each parcel that cannot receive adequate fire protection from a public fire hydrant will be required to install a private fire hydrant for use on that parcel. 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 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating the request would require a variance to allow the creation of lots without public street frontage. Staff stated the development would be served by private access easements. Staff requested the applicant provide a current survey of the site indicating the existing topography. Staff noted an indicated ridge top had been removed to fill the site located to the north. Mr. McGetrick stated the indicated contours were accurate on the remainder of the site. Mr. McGetrick also stated the developer was requesting a variance to allow grading prior to development. He stated the site had been logged previously and the owner was requesting to be allowed to April 22, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1426 4 correct the grades after which he would restore the site with grass and plantings. He stated no grading would take place in the zoned Open Space buffer. Staff questioned the proposed driveway widths. Staff stated the drives should be constructed to a 36-foot width to allow commercial street standard construction. Staff questioned the need for private drives. Mr. McGetrick stated the development’s intended design was a shopping center development style. He stated with the access as proposed, the number of drives on city streets would be limited. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff on April 7, 2004 addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated a portion of the site has been disturbed as a part of a previous development. The applicant has is requesting the ability to grade the site prior to the submission of a final development plan for the proposed plat area. The applicant has indicated the site will be reshaped and restored with over seeding. The applicant has indicated no grading will take place in the 50-foot zoned Open Space buffer area located to the east, south and west. The applicant has indicated a 60-foot access and utility easement along the lot lines of the primary lots and a 50-foot access and utility easement along the lot lines of the internal lots. The applicant has indicated a 36-foot roadway will be constructed to serve all lots within the proposed development. The proposed preliminary plat requires a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. Proposed Lots 2 – 9 and 12 will be created as lots without public street frontage and access with the indicated access and utility easement. The applicant has indicated the development will be constructed in a shopping center style development. Staff is supportive of the requested variance from the Subdivision Ordinance. The applicant has not indicated driveway locations for the proposed lots. Staff recommends drives meet the minimum ordinance requirement for placement and alignment. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the development of the plat will have minimal April 22, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1426 5 adverse impact on the adjoining properties. There is a 50-foot zoned open space buffer along the southern property line to minimize the impact to the adjoining R-2 zoned property to the south. I. STAFF RECOMMENDATION: 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 requested variance from the Subdivision Ordinance to allow the creation of lots without public street frontage for Lots 2 – 9 and 12. Staff recommends driveways meet the minimum ordinance requirement for placement and alignment. Staff recommends approval of the applicant’s request to grade the site and restore the site prior to a final development plan. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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 conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of lots without public street frontage for Lots 2 – 9 and 12 and the requested variance to allow driveways, which did not meet the minimum ordinance requirement for placement and alignment. Staff presented a recommendation of approval of the applicant’s request to grade the site and restore the site prior to a final development plan. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 10 FILE NO.: S-1427 NAME: McFatrich Subdivision Preliminary Plat LOCATION: on Stagecoach Road approximately 900 feet North of Otter Creek Parkway DEVELOPER: David M. McFatrich c/o McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 12.82 acres NUMBER OF LOTS: 44 FT. NEW STREET: 1600 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow the creation of a pipe stem lot (Lot 15). 2. A variance to allow a reduced front building line (15-feet) on the proposed residential lots. 3. A variance to allow the development of private streets. A. PROPOSAL/REQUEST: The applicant proposes the subdivision of this 12.82-acre tract with 42 single- family lots and two tracts. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 23 - File No. Z-7607). The applicant has indicated the average lot size of the single-family lots will be 70-feet by 100-feet or 7,000 square feet. The proposed preliminary plat indicates April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1427 2 a reduced front building line of 15-feet on all the residential lots. Lots A and B will be approximately 1.2 acres each. The applicant is requesting a variance to allow the development of private streets within the subdivision. The streets are proposed as a 50-foot access easement with 1,600 linear feet of street as a single loop street. The entrance to the subdivision is configured to allow the addition of gates in the future should the homeowners desire to add a gated access. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a pipe stem lot. The applicant is also requesting a variance from the Subdivision Ordinance to allow a reduced width of the pipe stem (20-feet). B. EXISTING CONDITIONS: The site is vacant and somewhat level. The site abuts a floodway to the south and vacant single-family zoned property to the north. To the southwest of the site is a multi-family development and west of the site is property zoned PD-R; primarily built-out as single-family patio homes. The area to the east, across Stagecoach, is currently vacant. Other uses in the area include single-family homes located on tracts, commercial development located to the south along Stagecoach Road and Otter Creek Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks on one side of the street with appropriate handicap ramps are required in accordance with the Master Street Plan. 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. In addition, a special grading permit for flood hazard areas will be required per Section 8-283. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1427 3 4. 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. See Lot 19. 5. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering (501- 379-1813 – Steve Philpott) for more information. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501-379-1817- Derrick Bergfield) for additional information. 7. The gated entrance must provide stacking space for two to three vehicles at the call box location, without blocking the commercial driveways. The entrance should probably be shifted west to provide this. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1427 4 Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating there was a related item to the request also filed for the current agenda. Staff stated Item # 23 – File No. Z-7607 was a request to allow Lots A and B to be developed as a Planned Commercial Development. The proposed preliminary plat and the proposed planned development were discussed simultaneously. Staff requested the applicant provide additional information concerning the proposed driveways for Lots A and B. Staff stated the driveways did not meet minimum spacing criteria outlined in the ordinance. Staff also stated the ordinance did not allow for driveway locations with the existing frontage. Staff suggested Mr. McGetrick review the proposed plan to eliminate some of the traffic conflicts and concerns. Mr. McGetrick stated the lot was proposed as a bank facility. He stated typically banks were busy but not as hectic as a fast food restaurant and two drives were required. Staff requested the applicant relocate the dumpster away from the proposed single-family homes. Staff also requested the applicant indicate a note on the proposed site plan concerning screening. Landscaping comments were addressed. Staff stated the proposed development intruded into the required land use buffer along the western perimeter. Staff also noted a total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least seven and one-half feet in width and one hundred fifty square feet in area. Public Works comments were addressed. Staff stated Stagecoach Road was classified on the Master Street Plan as a principal arterial and dedication of right- of-way 55-feet from the centerline would be required. Staff also noted a grading permit would be required prior to the start of construction. Staff stated the proposed development was indicated as a gated community. Staff requested the applicant provide for stacking space for two to three vehicles at the call box location to plan for the future gating of the development. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1427 5 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the development of this 12.82-acre tract with 42 single-family lots and two tracts. The development of the single-family subdivision will result in approximately four units per acre, consistent with densities allowed per the City’s Future Land Use Plan. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 23 - File No. Z-7607). The applicant has not indicated the proposed driveway locations for Lots A and B on the proposed preliminary plat but has indicated the drive locations on the proposed planned development. The applicant has indicated the drive for proposed Lot B away from Stagecoach Road as far as feasible. The applicant has not however redesigned the drives for proposed Lot A. Staff is not supportive of this configuration. The proposed site plan for Lot A indicates two driveways. The first drive is located approximately 60-feet from the intersection with approximately 120-feet spacing between the two drives. In addition the placement of the second drive is near the island for the future call box. Staff feels the placement of two drives in this area will cause traffic conflicts and congesting resulting in traffic blocking Glenvale Lane. The applicant has indicated the average lot size of the single-family lots will be 70-feet by 100-feet or 7,000 square feet. The proposed lots sizes are consistent with the minimum required lot sizes per the Subdivision Ordinance. The proposed preliminary plat indicates a reduced front building line of 15-feet on all the residential lots. The required front building line for residential lots abutting a residential street is 25-feet. The applicant is requesting a variance to allow the reduced front building line to occur. Staff is supportive of the request. Lots A and B will be approximately 1.2 acres each. Each of the lots is proposed with non-residential uses. The applicant has indicated a bank facility will be located on Lot A and a restaurant will be located on proposed Lot B. The indicated lot size is adequate to meet the typical minimum required lot size for development of office or commercial developments for the O-3 zoning districts and the C-3 zoning district. The applicant is requesting a variance to allow the development of private streets within the subdivision. The streets are proposed as a 50-foot access easement with 1,600 linear feet of street as a single loop street. The entrance to the subdivision is configured to allow the addition of gates in the future should the homeowners desire to add a gated access. Staff is supportive of the development of the subdivision with private streets. April 22, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1427 6 The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a pipe stem lot. The applicant is also requesting a variance from the Subdivision Ordinance to allow a reduced width of the pipe stem (20-feet). Proposed Lot 15 has been indicated as a pipe stem lot with a 20-foot stem at the roadway. The applicant has not indicated the front build line outside the pipe stem. Staff recommends the front build line be relocated outside the stem to allow sufficient area for construction. Otherwise staff is supportive of the proposed request to allow the creation of a pipe stem lot and the reduced width of the pipe stem adjacent to the street. Staff is supportive of the concept of the proposed preliminary plat but is not supportive of the gate entrance. Staff recommends the gate be relocated westerly away from the commercial drives to allow space for stacking of two cars at the call box. The applicant should also provide the turning radius for standard truck SU 30 minimum radius at the proposed gate. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Pat McGetrick 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 conditions outlined in paragraphs, D, E and F of the above report. Staff presented a recommendation of approval of the requested variances to allow the development to be served by private streets, the requested variance to allow the creation of a pipe stem lot and the requested variance to allow a reduced front building line. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 11 FILE NO.: S-1428 NAME: Deer Lake Subdivision Preliminary Plat LOCATION: on the Northeast corner of David O Dodd Road and I-430 DEVELOPER: HL Development, Inc. 505 West Dixon Road Little Rock, AR ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 51.31 acres NUMBER OF LOTS: 149 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A preliminary plat was reviewed and approved for this site in October of 2003. The applicant proposed to subdivide this 51 acre site into 165 single-family lots. The lots average sixty-five by one hundred twenty feet or 7800 square feet in area. The proposed subdivision was to be developed in two phases with sixty lots in Phase I and 64 lots in Phase II. The applicant proposed the placement of 5800 linear feet of new public street to serve the proposed subdivision. The proposed development required variances from the Subdivision Ordinance related to lot depth to width ratio, minimum lot depth, minimum lot area and minimum lot width. The applicant also proposed the placement of a common recreational facility within the development. The lake area along with two tot lots and a neighborhood center were April 22, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1428 2 proposed as a Conditional Use Permit and was approved as a separate item (File No. Z-7473). A. PROPOSAL/REQUEST: The applicant proposes the subdivision of this 51 acre site into 149 single-family lots. The lots will be developed in two phases; with 89 lots in the first phase and 60 lots in the second phase. The proposed preliminary plat indicates an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant has indicated 5,800 linear feet of new street will be added as a result of the development. The new street will end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant has indicated an emergency gate at Shady Brook to allow access to the site if an emergency situation were to arise. The proposed request meets all the minimum requirements of the Subdivision Ordinance. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large lake located near the southern boundary of the property. The applicant has indicated the existing lake will be utilized in the proposed development as a recreational area and for detention. There is a single-family subdivision located to the south of the site with new homes being constructed on Sandy Lane. There are also single-family homes located on David O Dodd Road south of the site. The area to the north of the site is vacant tree covered as is the area to the east of the site. The area to the west of the site if also vacant and tree covered with interstate I-430 located near the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the John Barrow Neighborhood Association and Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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. April 22, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1428 3 2. Assuming Mystery Lake is to provide detention, the outlet works for the pond must be designed to meet storm water detention ordinance requirements. An emergency spillway must also be provided that will safely pass the 100-year storm without damage to down stream property. 3. Easements are required for all storm water drainage areas. 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. Prepare a letter of pending development addressing street lights as required by Section 31-403 pf the Little Rock code. Contact Traffic Engineering at (501-379-1813 – Steve Philpott) for more information regarding street lights. 6. Widen subdivision entrance to Master Street Plan standard. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. There is an existing 12-inch and 16-inch water main that crosses this property in an existing 20-foot-wide waterline easement. It appears that this water main will particularly impact proposed Lot 18. A water main extension will be required in order to provide service to this property. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1428 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the site was previously approved for a single-family subdivision but the owner had decided to not construct the plat. Staff stated the request was from a new owner and the design was somewhat different. Staff stated the applicant had indicated a reduction in the number of lots by approximately 20 lots. Staff requested the applicant provide additional information to complete the review process. Staff requested the applicant indicate the names of owners of unplatted tracts abutting the proposed preliminary plat area and the names of owners of tracts in excess of two and one-half acres. Staff also requested the applicant indicate the source of title of the landowner on the proposed preliminary plat. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated easements were required for all storm water drainage areas. Staff noted the proposed detention pond must be designed to meet storm water detention ordinance requirements. Staff stated an emergency spillway must be provided that would safely pass the 100-year storm without damage to down stream property. Staff noted comments from the other reporting departments and agencies, suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the names of owners of unplatted tracts abutting the proposed preliminary plat area and the names of owners of tracts in excess of two and one-half acres. The applicant has also indicated the source of title of the landowner on the proposed preliminary plat. The applicant proposes the subdivision of this 51 acre site into 149 single-family lots. The applicant has indicated a proposed density of 2.9 units per acre. The proposed density is consistent with single-family development. April 22, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1428 5 The lots will be developed in two phases with; 89 lots in the first phase and 60 lots in the second phase. The proposed phasing plan is consistent with phasing required by the Subdivision Ordinance. Staff is supportive of the indicated phasing plan. The proposed preliminary plat indicates an average lot size of 75-feet by 120-feet or 9,000 square feet. The ordinance requires a lot be a minimum of 7,000 square feet in area with a minimum lot width of 60-feet. The proposed lots meet or exceed this minimum requirement. The applicant has indicated 5,800 linear feet of new street will be added as a result of the development. The new street will end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant has indicated an emergency gate to allow access to the site if an emergency situation were to arise. Staff is supportive of the proposed roadway design. The roadway is a long street but during previous hearings, the Shady Brook Subdivision did not want new development taking access through their neighborhood. Staff feels the ending of the street with a cul-de-sac will not adversely impact the new subdivision or the Shady Brook Subdivision. To staff’s knowledge there are no outstanding issues associated with the proposed request. The proposed request meets all the minimum requirements of the Subdivision Ordinance. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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 conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 12 FILE NO.: S-548-M NAME: Candlewood Commercial Subdivision Site Plan Review LOCATION: 14000 Cantrell Road DEVELOPER: Whisenhunt Investments 501 Ranch Road Bee Branch, AR 72013 ENGINEER: Development Consultants, Inc. 220 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 17.385 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow signage without public street frontage. 2. A variance to allow a reduced perimeter landscape strip adjacent to Lots 1 and 3. A. PROPOSAL/REQUEST: The applicant is proposing a revision to a previously approved site plan for the Candlewood Commercial Subdivision. The proposed revisions include the expansion of the Kroger store by 30,000 square feet and a change to the previously approved layout of the buildings located to the east. The second is the placement of a fuel service canopy located in a current parking area near Cantrell Road. The fuel island has been placed in the parking area furthest from the building and used the least. The area also allows for traffic circulation around the fuel canopy to be isolated from other general parking lot traffic. The third is the addition of a kiosk to be located in the existing parking area near the Kroger building to be used as a pharmacy pick-up. The kiosk will allow drive-through April 22, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-548-M 2 pick up service of pharmacy prescriptions. The site plan includes a proposed Lot 4 as an out-parcel at the southeast corner of the site. The site plan includes the placement of a building footprint on the area to allow the development should a prospective tenant not desire to own their own property. B. EXISTING CONDITIONS: The site is developed with a Kroger Store, Bank and fast food restaurant. There is a vacant out parcel located adjacent to Cantrell Road east of the fast food restaurant. There is a large portion of the site development has not taken place on but was previously approved for expanded commercial space and parking. Other uses in the area include a developing mini-warehouse project located to the west across Candlewood and a bank located east of the site adjacent to Cantrell Road. To the northeast of the site is a vacant site zoned O-3 and a developing multi-family complex. South of the site is a mixed use development containing office and commercial uses and a mini-warehouse development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Westchester/Heatherbrae Neighborhood Association and Westbury Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to the property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-548-M 3 SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The service line, meter setter and box will be by the developer's contractor to Central Arkansas Water specifications. Central Arkansas Water will install the meter only. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the 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 992-2431 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 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The proposed parking area is 2,849 square foot short of the eight percent (8,780 sq. ft.) landscaping required within its interior. To receive credit toward fulfilling this requirement, interior islands must be at least 7 ½ feet in width and 300 square feet in area. Interior landscaping islands need to be generally evenly distributed throughout the proposed parking area to help break up the large expanse of asphalt. Since an upgrade in landscaping of existing landscape deficiencies will be required, interior landscape islands should also be added to the existing parking lot. The proposed width of the perimeter landscaping strip adjacent to Lots 3 and 4 drop below the 6-foot 9-inch minimum allowed. April 22, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-548-M 4 An irrigation system to water landscaped areas will be required. Prior to a construction permit being issued, it will be necessary to submit plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Robert Brown was present representing the applicant. Staff stated the request was to add additional elements to the existing site thus necessitating a subdivision site plan review. Staff indicated the three areas being reviewed were the placement of a gas canopy on the site near Cantrell Road, the placement of a kiosk in the parking lot related to the pharmacy and the redesign of the previously approved commercial space. Staff requested the applicant remove the existing parking from the site plan under the proposed fuel island. Staff also questioned the number of fuel stations proposed for the site. Mr. Brown stated the applicant had indicated there would be five fueling stations with pumps on each side of the station. Staff also requested additional information concerning signage. Staff stated details were needed concerning the proposed canopy signage for the fuel center and any and all signage existing and proposed on the site. Staff questioned if additional ground mounted signage would be added as a result of the fueling center. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated the storm water detention ordinance would apply to development of the site. Landscaping comments were addressed. Staff stated the proposed landscaping did not appear to conform to existing requirements. Staff stated new additions of landscape islands would be required. Mr. Brown stated the site plan was approved prior to the adoption of the new requirements. Staff stated the previous requirements included smaller islands and a total of six percent interior landscaping. Staff stated the new requirements were eight percent interior landscaping and landscape islands of at least three hundred square feet in area. Staff stated additional interior landscaping would be required. Mr. Brown disagreed stating the site plan was approved under the previous conditions and should not be held to the new standard. Staff stated Mr. Brown should meet with staff to resolve this issue prior to the resubmission of the proposed site plan. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. April 22, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-548-M 5 H. ANALYSIS: The applicant submitted a revised plan to staff addressing concerns raised at the April 1, 2004 Subdivision Committee meeting. The applicant has shown that the interior landscape areas meet the eight percent requirement. However, the interior islands do not meet the minimum square footage requirement or 300 square feet in area. Staff is supportive of the reduced island square footages. The interior islands are existing and were put in place prior to the adopting of the existing Landscape Ordinance. The applicant has indicated any future parking areas will be constructed to meet the existing ordinance requirement for both percentage of required interior landscaping and the minimum square footage required for island sizes. The applicant has indicted a detailed signage plan. The applicant has indicated the existing sign is somewhat smaller than allowed by the Highway 10 Design Overlay District. The applicant has indicated on the proposed site plan additional signage, which will not exceed the Highway 10 Design Overlay standard or a single monument style sign not to exceed ten feet in height and 100 square feet in sign area. The applicant has also indicted a single ground mounted sign to be located near the middle northern drive on Candlewood Drive. This sign is also a single ground mounted monument style sign with a maximum of ten feet in height and 100 square feet in sign area. The applicant has indicated signage will be placed on the fuel canopy on three sides. The applicant has indicated signage will be placed on the east, west and north façade and will cover no more than ten percent of the façade area. This request is consistent with signage allowed per the zoning ordinance. Staff is supportive of this request. The applicant has indicated a kiosk for pharmacy pick-up within the existing parking area. The applicant has redesigned the customer pick-up to intersect perpendicularly with the existing drive. The applicant has also relocated the kiosk to the south to allow for a minimum stacking of two cars from the main drive. The applicant is requesting to be allowed to keep the drive lanes as two- way traffic access. Staff has concerns with the blocking of the drive lanes with cars waiting to enter or exit the kiosk but the applicant has contacted the Traffic Engineering Department and a private consultant and both agree the placement of the kiosk in this location and in the proposed configuration will have the least impact on traffic circulation. The proposed site plan includes the expansion of the existing Kroger Store by 30,000 square feet and the addition of approximately 36,000 additional square feet of retail space. The proposed site plan includes the development of 529 parking spaces. The typical minimum parking requirement for a commercial April 22, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: S-548-M 6 development with the proposed total square footage of 119,025 would be 396 parking spaces. The proposed parking is adequate to meet the typical minimum parking demand. The applicant is requesting a reduced landscape strip adjacent to Lot 3 of the site. The applicant has indicated Lot 3 has been final platted and a portion of the drive abutting Lot 3 has been constructed. To increase the landscape strip to the required six foot nine inches would be a hardship. The applicant has indicated, adjacent to Lot 4, a seven foot landscaping strip will be added by relocating the proposed lot line. Staff is supportive of the proposed requested site plan. The proposed development meets the intent of the Subdivision Ordinance for development of a multiple building site. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed development will be minimal adverse impact on the adjoining properties. I. STAFF RECOMMENDATION: 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 requested variance to allow signage without public street frontage for the signage on the fuel island canopy. Staff recommends approval of the requested variance to allow a reduced landscape strip adjacent to the northern boundary of Lot 3. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Robert Brown 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 conditions outlined in paragraphs D, E and F of the above report. Staff also presented recommendations of approval of the requested variance to allow signage without public street frontage for the signage on the fuel island canopy and the request to allow signage on all sides of the canopy façade and the requested variance to allow a reduced landscape strip on Lot 1 adjacent to Lots 2 and 3. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 13 FILE NO.: S-1069-A NAME: Colony West Shopping Center Subdivision Site Plan Review LOCATION: on the Northwest corner of Rodney Parham Road and Breckenridge Drive DEVELOPER: Doyle Rogers Company Stephens Building, Suite 1510 Markham and Center Streets Little Rock, AR 72201 ENGINEER: Cromwell Architects and Engineers 100 South Spring Street Little Rock, AR 72201 AREA: 7.207 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3 – General Commercial PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.04 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced rear yard setback. A. PROPOSAL/REQUEST: The applicant is proposing the placement of a 4,016 square foot office building located immediately north of the existing eastern Colony West building. The applicant is requesting a 15-foot setback from the rear property line of the Colony West Shopping Center. The property line is adjacent to an existing private drive. The reduced set-back will allow the development to have less excavation and will move the building further from the foundations of the north Colony West building. B. EXISTING CONDITIONS: The site is developed with a Kroger Store, several out parcels containing commercial and office uses and a strip center with office uses and commercial April 22, 2004 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: S-1069-A 2 uses. The area to the north of the site is developed as residential both multi- family and single-family. There is a large area of R-5 zoned property to the east developed as townhouse units and a strip of retail uses along Rodney Parham Road. South of Rodney Parham is a day care center, a restaurant and a shopping center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Colony West Neighborhood Association and the Sturbridge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Private sewer main on site serving all buildings. Sewer available, not adversely affected. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Confirm the location of the existing public waterline and easement (recorded in Book 1160, Page 87). No signs, light posts, retaining walls or other structures will be allowed within the waterline easement. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: S-1069-A 3 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Areas set-aside for buffers and landscaping for the new addition meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff stated the request was to add an additional building to the site to be used in conjunction with an existing bank facility located on the site. Staff stated there were few outstanding issues associated with the request. Staff stated a grading permit would be required prior to development. The applicant stated the desire was to allow the trucks to turn around in the service drive of the existing site. Staff stated the trucks would not be allowed to block the street or back into the street. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the placement of a 4,016 square foot office building located immediately north of the existing Colony West building. The applicant has indicated the building will be an ancillary use to the existing bank facility located on the site. The site plan indicates a 15-foot setback from the rear property line. The typical required setback from the rear property line would be 25-feet. Staff is supportive of the requested reduced rear setback. The property line is adjacent to an existing private drive and staff feels the reduced setback will not adversely impact adjacent property. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the placement of a building on the site to be used in conjunction with the existing bank facility will have minimal impact on the adjoining properties. April 22, 2004 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: S-1069-A 4 I. STAFF RECOMMENDATION: 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 requested variance to allow a reduced rear yard setback. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommends of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow a reduced rear yard setback. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 14 FILE NO.: Z-3371-J NAME: The Village at Bordie Creek Zoning Site Plan Review and Revised Preliminary Plat LOCATION: on the Northeast corner of Colonel Glenn Road and Bowman Road DEVELOPER: Colonel Glenn Properties LLC 2851 Lakewood Village Drive North Little Rock, AR 72116 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72224 AREA: 81.6 acres NUMBER OF LOTS: 12 FT. NEW STREET: 300 CURRENT ZONING: C-2 – Shopping Center District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow all site work to be completed in Phase I. 2. A variance to allow a reduced front building setback. 3. A variance to allow the creation of a pipe stem lot. 4. A variance to allow increased slope. 5. A variance to allow additional signage and to allow off premise signage. 6. A variance to allow lots without public street frontage. 7. A variance to allow a reduced buffer requirement along the north property line. 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 April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 2 acres for three lots abutting Colonel Glenn Road with the bulk of the property contained in proposed Lot 4. The three peripheral lots were under separate ownership. A. PROPOSAL/REQUEST: The applicant is requesting a zoning site plan review for the development of 81.6 acres as a shopping center and a preliminary plat to create 12 non-residential lots (previously approved Lot 4 of the I-430/Colonel Glenn Subdivision). The project will consist of 484,849 square feet of department stores, retail space and restaurant space. Parking is proposed at 2,546 parking spaces. The developer is proposing to subdivide the site into nine lots and three tracts with the remaining property held by the developer. The applicant has indicated several of the tenants wish to own their property in fee. The applicant has indicated Bowman Road frontage will be improved to the minor arterial standard as required by the Master Street Plan. Right-of-way will be dedicated on 36th Street as required. However, the developer is requesting a deferral of street improvements until some development occurs on the 36th Street frontage. The applicant is requesting several waivers and variances from various City ordinances. Please see the staff analysis for more specific details concerning the requested variances and staff recommendation for each. B. EXISTING CONDITIONS: The site is vacant and tree covered, abutting I-430 and Bowman Roads. There is a creek located within the site with a portion of the site abutting West 36th Street. 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 not received any comment from area residents. 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. April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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. A 10-foot additional dedication may be needed to accommodate turn lanes. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. Construct improvements to Colonel Glenn and Bowman Road before the mall opens. 3. The Proposed development will be a significant traffic generator and traffic study has been provided with this application. The study is under review. Preliminary comments are provided under a separate cover. Ultimately, improvements to the I-430 interchange will be required to maintain a reasonable level of service and prevent long traffic delays. 4. Interior streets to the round-about and in front of the stores should be 36- feet. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Cut and fills do not meet the ordinance requirement of 30-feet maximum, 10-foot terraces between each 10-foot rise, and wall section not more than 15-feet rise between benches. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Storm water detention ordinance applies to this property basin locations area shown. 9. 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. 10. A special grading permit for Flood Hazard Areas will be required per Section 8-283 prior to placing fill in the flood plain. No fill will be allowed in the floodway without a FEMA map revision. 11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for additional information. 12. Plans for street improvements, traffic signal modifications, signage and striping must be approved by Traffic Engineering prior to construction. April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. Each parcel that cannot receive adequate fire protection from a public fire hydrant will be required to install a private fire hydrant for use on that parcel. A portion of the facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 9922438 for additional information. Fire Department: The proposed development may require additional fire hydrants. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: CATA has two concerns with the proposed Brodie Creek project. First, the site plan is not pedestrian nor transit friendly. There is no accommodation in the site plan for transit, and no way for individuals arriving on foot to safely, conveniently, and pleasantly travel through the site. The site plan is reminiscent of the unsuccessful suburban strip-mall concepts of the 1960s, which often become obsolete within 10 to 20 years. CATA believes that a more visionary plan could incorporate the needs of pedestrians, bicyclists, and transit users in addition to those of motorists. A more visionary design could also provide a higher quality, more community friendly design, thus contributing to the long-term stability of the neighborhood and the City of Little Rock. April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 5 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Interior landscape islands need to be generally evenly distributed to help break up the large expanse of asphalt. A minimum 6-foot 9-inch wide landscape strip is required separating the on-site paving from all adjacent lots unless platted access easements will exist. This is a requirement of the Landscape Ordinance. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern perimeter adjacent to residential zoned properties. However, this screen may be deemed unnecessary because of the large flood plain area. A small amount of building landscaping between the public parking area (or in the general vicinity) and building is required. Considerable flexibility with this requirement is allowed. An irrigation system to water landscaped area will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered site. Additional credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of 6-inch caliper or larger. Preserved trees must be protected with temporary fencing out to the trees dripline. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Joe White and Mr. Rick Ashley were present representing the request. Staff stated the request was for a zoning site plan review for the development of a mall site. Staff indicated there were additional items necessary on the proposed site plan to complete the review. Staff requested the applicant furnish a copy of the proposed preliminary plat without the indicated buildings and parking. Staff also requested proposed treatment of the perimeter of the site especially adjacent to the scenic corridor (I-430). Staff stated the applicant should furnish details concerning signage for the project and requested details concerning any proposed fencing. April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 6 Public Works comments were addressed. The applicant indicated a grading permit for the entire development was being requested. Staff questioned the time line for completion of building construction and the area that was considered the second phase. The applicant indicated two-thirds of the buildings would be constructed as a part of Phase I. Staff noted ordinances, which would apply to the proposed development including storm water detention, Master Street Plan and the Land Alteration Ordinance. Staff stated two lanes on Bowman Road adjacent to the site were needed. Staff also stated the applicant should visit with AHTD concerning traffic delays in the area. Staff stated the proposed terrace did not comply with the required three to one slope. Mr. White stated the development would terrace along the northeastern property line adjacent to the creek. Staff requested additional information concerning the areas where the required slopes could not be met and to provide cross sections. Staff stated the areas in the mapped floodplain could be developed without a FEMA map revision. Mr. White stated the would contact staff to resolve concerns. Landscaping comments were addressed. Staff stated the proposed interior landscaping should be evenly distributed throughout the site. Staff also stated landscape islands should be added to the site to eliminate long stretches of parking. Staff also stated building landscaping would be required. Staff questioned the pedestrian connectivity through the site. Mr. Ashley stated the development would include large landscape islands with sidewalks to allow pedestrians to access other areas of the site in a friendly manner. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has provided a preliminary plat to staff indicating the proposed lot layout and the requested building setbacks. The applicant has also indicated the rears of the buildings will contain no openings other than those required to meet fire code. The applicant indicated the location of dumpsters on the site plan and provided a note concerning the proposed screening. The applicant has indicated proposed signage on the site plan. The applicant has indicated three development signs. One development sign has been April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 7 requested along I-430 and is proposed as forty feet in height and a sign area of three hundred square feet. The ordinance typically allows a sign thirty-six feet in height and one hundred sixty square feet in area. Staff is supportive of the increased signage area at this location. Staff recommends the sign height be measured from grade on the applicant’s site and not from the centerline of the adjoining interstate. The remainder of the development signs are proposed as a maximum of thirty-six feet in height and one hundred sixty square feet in area. The proposed signage is consistent with signage allowed in commercial zones. The applicant is also requesting individual pylon signs for each of the restaurant lots. Staff is not supportive of the placement of pylon signs on eight individual lots. Six of the signs would require a variance to allow signage without public street frontage. In addition, the applicant is requesting the placement of an additional sign on each lot adjacent to Bowman Road. The applicant has indicated street improvements will be constructed to Bowman Road and Colonel Glenn Road. The applicant is requesting a deferral of street improvements to West 36th Street until adjacent development. Staff is supportive of this request. The applicant has indicated traffic signals will be added to the entrances. There will be a light placed on Bowman Road and Colonel Glenn Road. The applicant has indicated traffic signals will be added by the City at the exit ramps of the freeway. The applicant is requesting a variance to allow all site work to be completed in the first phase. The applicant has indicted approximately sixty-five percent of the development will be constructed in the first phase. The applicant submitted a grading and drainage plan to Staff on April 14, 2004. Staff has not had time to review the plan and will provide a recommendation on this request at the public hearing. The applicant has revised the site plan to include pedestrian access and a bus depot. The pedestrian access will be incorporated into the landscape islands and will be a minimum of 12.7 feet in width to accommodate the required sidewalk and landscaping. The bus depot will be located along Bowman Road. The depot will include a bus pull off and seating area. Staff is supportive of this placement. The applicant is requesting a reduced landscape buffer along the northwestern property line. Staff is supportive of the request. The area abuts an adjoining parcel which is borders by a creek on the northern property line. Staff feels this area will more likely develop as a non-residential use or maintained as green space. April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 8 The applicant has indicated the development will include a revision to a previously approved preliminary plat. The applicant is requesting waivers and variances from the Subdivision Ordinance for the proposed plat. The applicant is requesting a variance to allow reduced building line, lots without public street frontage, and a pipe stem lot. The development will include lots ranging in size from 50.95 acres to 1.42 acres. The C-2 zoning district allows for lot sizes smaller than two acres if included in an overall development plan. Tract 1 will be developed as a pipe stem lot. The applicant is requesting a variance to allow the creation of the pipe stem lot as well as a variance for an increased depth of the pipe stem. Staff is supportive of this request. The applicant has indicated Lots 2 – 6 will be developed as Lots without public street frontage. The applicant has provided an eighty foot access and utility easement extending from Bowman Road into the site and a forty-five foot access and utility easement extending into the site from Colonel Glenn Road. Staff feels the access is adequate to serve the development. The applicant is requesting reduced setbacks for all interior lots from the front and side yard setbacks requirement. The development will be developed in a shopping center style and staff does not feel the reduced setbacks will have a negative impact on the adjoining lots. The applicant has indicated the maximum building height will be 45-feet. This is consistent with building heights allowed in the C-2, Shopping Center District zoning classification. The applicant has also indicted a maximum of fourteen percent of the site with building coverage. The total building area proposed for the entire development is 505,312 square feet. The applicant has indicated 2546 parking spaces. The minimum parking required for a commercial shopping center of this scale would be 2,245 spaces. Staff requests the applicant provide a cross access parking agreement on the site between the individual lots. The proposed parking is more than adequate to meet the minimum demand. The applicant has indicated the development will have 24 hour access seven days per week. Staff is supportive of this request. The development will be a mixed use commercial development with restaurants. The site abuts commercial uses to the south and non-residential uses to the west. Staff does not feel the development with the proposed hours will have a negative impact on adjoining properties. Staff is supportive of the proposed concept of the development but staff is not supportive of the proposed signage. Staff would recommend signage be limited to the four proposed development signs and building signage allowed by the zoning ordinance. Staff’s final recommendation concerning the requested variance of site grading and a variance to allow an increased slope is forthcoming. April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 9 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends approval of the requested variance to allow a reduced front building setback. Staff recommends approval of the requested variance to allow the creation of a pipe stem lot. Staff recommends approval of the requested lots without public street frontage. Staff recommends approval of the requested variance to allow a reduced buffer requirement along the north property line. Staff’s recommendation on the requested variance to allow increased slope and the applicant’s request to grade the entire site with Phase I will be forthcoming. Staff is not supportive of the applicant’s proposed signage plan. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval of the request along with a recommendation of approval of the requested variances. Staff stated the proposed development would have a negative impact on traffic in the area most of which was located off-site. Staff stated a traffic study had been preformed for the proposed development and the study indicated the level of service for the area after construction would be a Level E and F and traffic would lockup at peek times. Staff stated for the traffic to continue to flow additional lanes were needed at the exit ramps of I-430 and an additional lane needed to be added in each direction of Colonel Glenn Road. Staff stated the required improvements were located off site, which the developer was not typically required to install. Staff stated these issues were being raised to let the Commission know the potential impact of the development on the existing infrastructure. Staff stated they were supportive of the applicant’s request for advance grading of the site and the request to allow a cut larger than typically required by the ordinance. Staff stated to allow the site to develop as intended the grading would be required. Staff stated a large portion of the requested cut would be hidden by the building and would not be visible from the interstate. April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 10 Mr. White addressed the Commission on behalf of the applicant. He stated the developer was committed to construction of the half street improvements to road frontage abutting the proposed development. He stated the developer would install a traffic signal at the entrance with Bowman Road and would participate with area property owners for the installation of a traffic signal at Colonel Glenn Road. He stated the developer would construct the site with pedestrian friendly accesses to allow patrons to walk within the development to access the restaurants and shopping. Mr. White stated traffic was the largest issue. He stated the area had been approved for commercial development. He stated the site was zoned C-2, Shopping Center District which would allow for the development of a mall site. He stated his client should not be required to bear the entire cost of street improvements. He stated the area to the south was zoned for commercial development, the area to the east across I-430 was zoned for commercial development and it was very unlikely the area to the west of the site would redevelop as residential uses. He stated the applicant’s requested for a 50-foot cut was not the first request for a cut of this magnitude. He stated the Commission had approved such a request for the proposed Lowe’s development on the northwest corner of Kanis Road and Bowman Road less than one year ago. He stated the request was for a small area located along the eastern perimeter. He stated the site would not be visible for the interstate and the buildings would screen a large portion of the cut. He stated the character of the site would require cuts and fills to allow the site to develop with a shopping center. He stated the stated the site would be a balanced site with regard to the required cuts and fills. Mr. Rick Ashley addressed the Commission on behalf of the application. He stated he had meet with the adjoining property owners with regard to increasing the roadway lanes in the area. He stated the estimate for road construction was $400,000 to $500,000 and he was willing to contribute $100,000 to assist in the development of the roadways. He stated the owner of the property adjacent to Colonel Glenn Road had indicated the required street improvements would be constructed prior to the opening of the shopping center. Commissioner Floyd questioned the driveway alignment on Colonel Glenn Road. Mr. White stated the drive would align with the drive to the south serving the Rave Theater and the large areas of undeveloped commercially zoned property. Mr. Charles Sullivan addressed the Commission with concerns of the proposed development. He stated he owned the 40-acres to the west of the proposed development. He stated most of his questioned had been responded to during the April 22, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3371-J 11 presentations. He stated he was concerned with the grading of the site during Phase I. He questioned the treatment of the area not developed. He stated dirt and dust were a concern. Staff stated he would be required to seed the area to mitigate blowing of dirt and dust from the site. Mr. Sullivan questioned the proposed signage located on Bowman Road. Staff stated the signage would be 36-feet in height and 160-square feet in area, consistent with signage allowed on commercially zoned property. Staff noted the variance request was to allow a larger sign along the interstate and all the restaurant pads would be allowed a ground mounted monument style sign a maximum of six feet in height and sixty-four square feet in area. Mr. Sullivan stated drainage was also a concern. He stated Mr. White had indicated water would be piped from the southern detention area to the creek located along the northern boundary. Mr. Sullivan stated this was acceptable. He stated his other concern was with silting. He stated the creek drained through his property and he wanted assurances all measure would be taken to ensure as little silting as possible during construction. Staff stated both the State and City had requirements to address this concern. There was a general discussion concerning the proposed development and the impact on traffic in the area. There was also a discussion concerning the placement of the required infrastructure to serve the development. A motion was made to approve the request as amended. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 15 FILE NO.: Z-3371-I NAME: Lot 6, Glenn Ridge Addition – Conditional Use Permit LOCATION: Lot 6, Glenn Ridge Addition; south of Colonel Glenn Road, west of I-430 OWNER/APPLICANT: Health Services of Midwest, Inc./Patrick McGetrick PROPOSAL: A conditional use permit is requested to allow for construction of a new building containing retail showroom and warehouse. This 8.75± acre tract is zoned C-3, General Commercial. STAFF REPORT: On March 29, 2004, the applicant submitted a request that this item be deferred to the June 3, 2004 agenda. Staff is supportive of the request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present. Staff informed the Commission that the applicant had requested deferral of the item. The item was placed on the Consent Agenda and approved for deferral to the June 3, 2004 meeting. The vote was 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 16 FILE NO.: Z-3592-I Owner: Westrock Partnership Applicant: Development Consultants, Inc. Location: West side of Centerview Drive, between Executive Center Drive and Peach Tree Drive Area: 5.179 acres Request: Rezone from O-1 to O-3 Purpose: Office development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North – Undeveloped property and office development (along Executive Center Drive); zoned O-3 South – Single family residences and open space buffer; zoned R-2 and OS East – Office development and undeveloped property (across Centerview Drive); zoned O-2 and O-3 West – Office development and undeveloped property; zoned O-1 and O-3 A. PUBLIC WORKS COMMENTS: 1. Centerview Drive, a Commercial Street, is platted with a 60’ right-of- way which meets Master Street Plan requirements. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. C. PUBLIC NOTIFICATION: All property owners located within 200 feet of the site, all residents within 300 feet who could be identified, and the Sandpiper and John Barrow Neighborhood Associations were notified of the rezoning request. April 22, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-3592-I 2 D. LAND USE ELEMENT: 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 O- 3 General Office for a small office park. This area is a small portion of a large ‘office park’. The request does not require a change to the Land Use Plan. 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. E. STAFF ANALYSIS: Westrock Partnership, owner of Lot 1, Westrock Office Addition, is requesting to rezone a portion of the lot from “O-1” Quiet Office District to “O-3” General Office District. The rezoning is proposed for future office development of the property. Lot 1, Westrock Office Addition is a total of 8.127 acres in area. The south 200 feet of the lot (2.948 acres) is zoned “OS” Open Space. The applicant is proposing to rezone only the north 5.179 acres of the lot from O-1 to O-3. No change is proposed for the OS zoned portion. The property is currently undeveloped. There are existing office uses and undeveloped office property to the north, east and west. There are single family residences to the south, south of the OS zoned area. The City’s Future Land Use Plan designates this property as Suburban Office. The proposed O-3 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested O-3 zoning. The property is located along the southern perimeter of a very large area of office zoning, south of Kanis Road and west of Shackleford Road. The majority of this area is zoned O-3. Staff feels that O-3 zoning for the north 5.179 acres of Lot 1, Westrock Office Addition will not be out of character with the overall area. With the 200 foot strip of OS zoning within the south portion of the lot, the proposed O-3 zoning should have no adverse impact on the residential property to the south, or the other surrounding properties. April 22, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-3592-I 3 F. STAFF RECOMMENDATION: Staff recommends approval of the requested O-3 rezoning. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Robert Brown was present, representing the application. There was one (1) person present with concerns. Staff presented the item with a recommendation of approval. Robert Gaut addressed the Commission. He noted that he had talked to Robert Brown between items and that he understood the rezoning issue. He stated that he had no objection to the proposed rezoning. There was a motion to approve the requested O-3 zoning. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was approved. April 22, 2004 ITEM NO.: 17 FILE NO.: Z-4997-G NAME: Bale Chevrolet Revised Long-form PCD LOCATION: 13101 Chenal Parkway DEVELOPER: Bale Chevrolet 13101 Chenal Parkway Little Rock, AR 72211 ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72216 AREA: 12.93 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Automobile PROPOSED ZONING: Revised PCD PROPOSED USE: Reduction in landscape area and the addition of a “Quick Lube” facility VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On May 3, 1988, the Board of Directors passed Ordinance No. 15,472, rezoning a portion of this property from C-3/O-3 to PCD for an auto dealership. On August 15, 1989, the Board of Directors passed Ordinance No. 15,735 rezoning the remainder of this property from C-3 to PCD and Ordinance No. 15,736 revising the plan approved by Ordinance No. 15,472. On August 20, 1991, the Board of Directors passed Ordinance No. 16,083 revising the previously approved PCD to allow a driveway on Chenal Parkway frontage. Ordinance No. 18,249 adopted by the Board of Directors on April 4, 2000, revised the site plan once more. The applicant proposed the placement of a 31-foot by 59-foot April 22, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-4997-G 2 “Quick Lube” facility on the site and areas of additional vehicular display on the site. The applicant indicated the days and hours of operation from 7:00 am to 6:00 pm Monday through Saturday. The new building was to be a one-story building with a full basement for servicing vehicles and storage of materials. The applicant indicated the addition of 157 vehicle storage/display spaces on the site. This was to be accomplished through the moving of existing interior curb lines and double stacking of vehicles. This site plan was never acted on and has since expired. A. PROPOSAL/REQUEST: The applicant is now requesting the implementation of the plan approved in April 2000. The applicant has indicated the plan will add approximately 157 vehicle spaces to the site and has identified an area for off loading of inventory on the site plan. The applicant has also indicated the “Quick Lube” facility will be located in the same location as was previously approved. Please see the following site plan for the specific location. B. EXISTING CONDITIONS: The site is developed with an automobile dealership. The site has driveway locations to Chenal Parkway, West Markham and Gamble Road. The area to the east is zoned C-3, General Commercial and has developed with retail uses. The area to the south is zoned MF-18 and has developed as an multi-family apartment development. To the east of the site is commercially zoned property with small-scale retail and office uses. Across Chenal Parkway are commercial and multi-family uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area resident concerning the proposed use of the property. All residents who could be identified located within 300-feet of the site, the Parkway Place and Gibralter Heights/Point West Neighborhood Associations and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy of the new structure. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. April 22, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-4997-G 3 Entergy: Approved as submitted. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: 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 if one does not exist. 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 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development to add a new structure to the property. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. Landscape: Since September 26, 2000, the Landscape Ordinance requires eight percent of vehicular use areas be landscaped with interior landscaping islands. The plan submitted is 2,458 square feet less than the requirement. April 22, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-4997-G 4 The proposed width reduction of a portion of the perimeter street buffer along West Markham Street meets with ordinance standards when averaged out. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff stated the request was to revise an existing site plan to allow the addition of a quick lube building and the reduction of landscape islands to add additional parking. Staff noted the request was approved in 2000 but the time for submission of the final development plan had expired, therefore the applicant was required to resubmit the request. Staff requested the applicant provide a signage plan. Staff also requested the applicant indicate on the site plan areas designated for deliveries of inventory. Landscaping comments were addressed. Staff noted the applicant’s request to eliminate landscape islands would not allow for sufficient landscaping on the site. Staff stated the reduction would require approval from the City Beautiful Commission. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has revised the request to eliminate the areas of concern with regard to landscaping and is requesting a reduction in landscape adjacent to Chenal Parkway. The proposed request meets with the minimum standards of the Landscape Ordinance. Staff is supportive of the reduction of the landscape strip in this area. The applicant has also indicated the location of a “Quick Lube” facility on the site plan. The location is exactly as was previously approved. Staff feels the placement in this area would cause the least impact on the site. The proposed site plan includes the placement of an additional 157 parking spaces on the site. The applicant has indicted the new spaces will be added by reducing the existing interior curb lines and double stacking of inventory. Staff is supportive of this request. The applicant has indicated landscaping and trees located in these areas will be relocated within the site to enhance the development. April 22, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-4997-G 5 The applicant has also indicated an area of the site plan for the off loading of inventory. The site plan indicates off loading will take place in an area adjacent to Chenal Parkway near the western portion of the site and along West Markham Street also near the western portion of the site. Historically the dealership has taken deliveries of inventory in the right-of-way. Staff recommends the applicant maintain the two areas designated for deliveries and only take deliveries on site. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed request should have minimal impact on the site with regard to circulation and access. Staff also feels the placement of specific areas for deliveries on the site plan will eliminate existing issues of the dealership taking deliveries in the public right-of-way. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. All deliveries of inventory must be taken in the areas designated on the site plan for this activity. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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 conditions outlined in paragraphs D, E and F of the above report. Staff also stated all deliveries of inventory must be taken in the areas designated on the site plan for this activity. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 18 FILE NO.: LU04-04-01 Name: Land Use Plan Amendment - Heights Hillcrest Planning District Location: Northeast corner of W. Markham Street and University Ave. Request: Multifamily and Office to Community Shopping Source: Brian Dale, White - Daters & Associates PROPOSAL / REQUEST: Land Use Plan amendment in the Heights Hillcrest Planning District from Multifamily and Office to Community Shopping. The Community Shopping category provides for shopping center development with one or more general merchandise stores. The applicant wishes to build a commercial retail development for retail space and restaurants. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area shown as Office at the northeast corner of the University Avenue and W. Markham Street intersection. EXISTING LAND USE AND ZONING: The property is a mixture of small offices and both single family and multifamily housing stock currently zoned Planned Commercial Development, O-3 General Office, and R-3 Single Family and is 10.5 acres ± in size. The area North of the application area is zoned PCD, O-3 and R-3 and consists of small offices along University Avenue and both single family and multifamily housing stock along “C” Street. The neighboring area to the east consists of both single family and multifamily housing stock zoned R-5 Urban Residence along Fillmore Street and offices fronting W. Markham Street zoned O-3 including a retirement/rehab center. A large tract of land to the South is zoned O-2 Office and Institutional for St. Vincent’s Hospital. A large area to the west of University Avenue is zoned C- 3 General Commercial for the Park Plaza and University Malls with out parcels fronting W. Markham Street. One apartment tower is located on C-3 zoned land on W. Markham Street between the malls. The O-3 area to the northwest consists of office buildings and an apartment tower north of Park Plaza Mall. The northeast corner of W. Markham Street and University Avenue, not included in the original amendment area, is a full service restaurant. April 22, 2004 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LU04-04-01 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 5, 2002 a change was made from Commercial and Office to Mixed Use on the Northwest corner of University Avenue and W. Markham Street, across the street to the west of the amendment area, to allow flexibility of uses for future development. On June 20, 2000 a change was made from Single Family to Suburban Office in the 200 block of N. McKinley Street to accommodate proposed development. On March 16, 1999 multiple changes were made from Office and Multifamily to Single Family, Multifamily, Mixed Use, and Office within a 1/3-mile radius of, and including, the applicant’s property for future development and to recognize existing conditions. The applicant’s property is shown as Multifamily and Office on the Future Land Use Plan. The land north of the application area is shown as Mixed Use and Office fronting University Avenue and Multifamily along “C” Street. The land to the east is shown as Multifamily, with the properties fronting W. Markham Street are shown as Office. The land to the south on the corner of W. Markham Street and University Avenue is shown as Public Institutional, while Commercial is shown to the southwest. The northeast corner of W. Markham Street and University Avenue not included in the original application area is shown as Office. MASTER STREET PLAN: University Avenue is shown as a Principal Arterial on the Master Street Plan with a modified 100-foot right-of-way standard between W. Markham and Lee Streets and is built to the standards specified. W. Markham Street is built to a modified standard of a four-lane cross-section and is shown as a Minor Arterial on the plan. “A,” “B,” “C,” Pierce and Fillmore Streets are Local Streets which may be redesigned as a result of this application. There are no bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows the War Memorial Park located two blocks east of the application area on the south side of W. Markham Street. The plan describes War Memorial Park as providing special facilities such as the zoo, fitness center, and a golf course designed to serve the entire city. This amendment is not likely to affect the large facilities at War Memorial Park. April 22, 2004 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LU04-04-01 3 HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. The applicant’s property lies in the area covered by the Hillcrest Neighborhood Plan a “Blueprint” of our Community. The list of supplemental issues listed a land use objective of encouraging new buildings to relate to the architecture of the neighborhood and a community development objective stating that commercial uses should not be open later than midnight. The Zoning & Land Use chapter listed a goal of enforcing the city’s land-use and zoning policies to preserve the unique scale of the neighborhood. ANALYSIS: The application area is located in the Primary study area identified in the Urban Land Institute Advisory Services Panel Report published in April 2001. The report identified a Primary study area consisting of the four super-blocks designated as “Park Plaza Parcel,” “University Mall Parcel,” “Sears / Medical Center Parcel,” and the “Hillcrest / Lifestyle Parcel.” The applicant’s property is in the area designated as the “Hillcrest / Lifestyle Parcel.” Although the ULI study recommended locating most of the proposed retail for the “Hillcrest / Lifestyle Parcel” along University Avenue, this application would provide retail frontage along W. Markham Street. Since the area covered by this application would provide more land available further to the east than recommended by the ULI study, it will be crucial to implement the study’s recommendation that new development fit the character of the neighborhood to the north and east. The Community Shopping category is generally intended for shopping malls, big box retail, and associated out-parcels. However, in spite of the location of two shopping malls located near the study area, Community Shopping is not shown at the intersection of W. Markham and University Avenue. The change from Commercial to Mixed Use on the northwest corner of the intersection was a decrease of intensity of uses to allow the possibility of future office and other non-retail developments in the neighborhood. In addition, the northeast corner of the University / W. Markham originally developed as a residential area with office and commercial uses fronting W. Markham slowly developing in the neighborhood. Currently, most of the housing stock within the application area has been removed, or is in the process of being removed at the time of this April 22, 2004 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LU04-04-01 4 writing. The ULI study has identified the northeast corner of University / W. Markham as an underused area which could be redeveloped with retail uses. The current land use plan limits commercial uses to the area shown as Mixed Use on the east side of University Avenue between “B” and “C” Streets but does not include the restaurant located a block to the south on the northeast corner of W. Markham and University. A change to Community Shopping could allow for future changes in development, which would be larger in scale than the small- scale developments currently located in the subject area. Future development in the amendment area needs to respect the unique character of the Hillcrest neighborhood. Since most of the retail development in the Hillcrest neighborhood traditionally occurred at a small scale intensity of development, any new development should be designed in such a manner, which would preserve the neighborhood’s tradition of small scale retail design. The ULI study made the following recommendations: new developments which preserve the integrity nearby residential areas, provide a visible identity, and improve pedestrian safety. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Heights Neighborhood Association, Cedar Hill Terrace Property Owners Association, Hillcrest Residents Neighborhood Association, Prospect Terrace Neighborhood Association, Inc., Sherrill Heights Garden Club, Forest Park Neighborhood Assoc., Briarwood Neighborhood Association, Evergreen Neighborhood Association, Meriwether Neighborhood Association, Normandy-Shannon Property Owners Association, South Normandy Property Owners Association, Forest Hills Neighborhood Association, Hope Neighborhood Association, Oak Forest Neighborhood Association, War Memorial Neighborhood Association, and University Park Neighborhood Association. Staff has not received any comments from area residents of Neighborhood Association at this time. STAFF RECOMMENDATIONS: Staff believes the change is consistent with the proposals for the area. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 18.1 FILE NO.: Z-7421-A NAME: University Plaza Revised Long-form PCD LOCATION: on the Northeast corner of West Markham Street and North University Avenue DEVELOPER: Strode Property Company 5950 Berkshire Lane #1275 Dallas, TX 75225 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.5 Acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 CURRENT ZONING: PCD, R-3, R-4, O-3 ALLOWED USES: Retail, Single-family and Two-Family Residential and Office PROPOSED ZONING: PCD PROPOSED USE: Retail VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Several zoning actions have taken place in this area from Board of Adjustment building line variances to actual rezoning action. The most recent was the approval of a PCD for 219 North University Avenue. That request was approved by the Board of Directors on July 16, 2002 (Ordinance No. 18,718). The site was zoned O-3 and the applicant desired to rezone the site to PCD to allow flexibility in order to provide quality tenants to serve the neighborhood area, utilizing the existing building. The PCD outlined specific uses allowed on the site (Z-7233). A second rezoning request was also for a PCD located between “B” and “C” Streets on the east side of University Avenue. The Board of Directors approved the request on August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 2 R-3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building along with 74 parking spaces. The applicant also proposed to realign “C” Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant proposed the hours of operation to be from 9:00 am to 9:00 pm Monday through Saturday and from 10:00 am to 8:00 pm on Sunday. The Board of Adjustment approved the use of 5909 and 5911 “C” Street as a commercial parking lot on residentially zoned property on June 17, 1991. The parking lot serves employees and patients of Gastroenterology Associates P.A. The proposed parking lot was not a part of the approved PCD. A rezoning request from various zoning classifications to PCD to allow a two phases development located between West Markham Street and “C” Street and Pierce Street and University Avenue was approved by the Planning Commission at their June 26, 2003 Public Hearing. The development was proposed as a mixed-use development complete with residential, office and commercial uses. The request reviewed and the area rezoned was the Phase I portion of the development. The Phase II portion of the development was to be reviewed by the Commission as the development plans become imminent. Phase I consisted of three commercial buildings containing a total of 49,030 square feet of gross floor space. The development also contained 255 parking spaces located on a total of 5.3 acres. The applicant proposed the realignment of “C” Street from the current location to the south to align with the existing traffic signal on University Avenue at the access drive to Park Plaza Mall. The applicant also proposed the abandonment of portions of “A” Street and “B” Street and the portion of “C” Street, which would be realigned. A. PROPOSAL/REQUEST: The proposed development now contains 10.5 acres located at the northeast corner of University Avenue and West Markham Street. The project is proposed with 107,300 square feet of retail space plus 21,800 square feet of restaurant space. Parking will be provided at 586 spaces. Portions of A, B and C Street will be closed with the proposed application. Also, public utilities that lie within these rights-of-way will be relocated to fit the proposed development. Existing utility easements will be abandoned and new easements provided as required. The applicant has indicated necessary Master Street Plan requirements for adjacent streets will be constructed. The applicant has also indicated a right-turn lane will be provided at the West Markham Street entrance. April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 3 The fronts of the buildings are proposed to face to the interior to create a village type atmosphere. The applicant has indicated the rear of the buildings will be tastefully constructed in brick to provide a pleasing appearance from the adjoining streets. The applicant has indicated four sign locations. The signs are proposed as a maximum of fifteen feet in height and one hundred square feet in area. B. EXISTING CONDITIONS: The area contains existing single-family, multi-family and non-residential uses. Located in the previous Phase I boundaries the single-family homes, office/retail uses and duplex housing are in the process of being removed. There is a large multi-family complex located on “C” Street just east of the development and the St. Vincent Day Care facility is located on “A” Street just east of the development. Other uses in the area include the Park Plaza Mall, the University Mall, the I-HOP Restaurant and St. Vincent Hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. An 8-foot additional dedication is proposed on the southern portion of the project, that new right-of-way line should be extended northward to C Street. 2. The proposed land use would classify C Street and Pierce Street on the Master Street Plan as a commercial Street. Dedicate right-of-way to 30-feet from centerline. No right-of-way is shown for re-located C Street, and a right-of-way 15-feet from center is shown for Pierce. These streets will function as major commercial access points for the development. 3. The proposed land use would classify B Street on the Master Street Plan as a minor commercial street. Dedicate right-of-way 25-feet from centerline. In addition, a tee or ell turn-around should be dedicated as this street will still serve other property. 4. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with the April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 4 planned development. Pierce and C Street should be constructed to commercial street standards, B Street to a minor commercial street standard. 5. Repair or replace any curb and gutter or sidewalk this is damaged in the public right-of-way prior to occupancy. 6. Plans for all work in the right-of-way shall be submitted and approved prior to the start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering (501) 379-1817 (Derrick Bergfield). 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 8. Storm water detention ordinance applies to this property. Detention design will also need to consider down-stream drainage capacity. 9. Plans for street improvements, traffic signal modifications, signage and striping must be approved by Traffic Engineering prior to construction. 10. Because of the volume of traffic and number lanes at this location, the new driveway on Markham Street will need to be built with an directional island for right turn out only. Pierce Street should have a 36-foot minimum width, three lane section at the intersection. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Existing sewer mains shall be relocated at the developer’s expense. Contact Little Rock Wastewater at 688-1414 for additional details. 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. Central Arkansas Water requests that the existing right-of-way of C Street be retained as a utility easement to accommodate and existing 3-inch water main. All other existing on- site public water facilities will be abandoned. 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. Central Arkansas Water may salvage some items. 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 April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 5 Owned Line Agreement is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multifamily and Office for this property. The applicant has applied for a Planned Commercial Development for a commercial development. A land use plan amendment for a change to Community Shopping is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. The applicant’s property lies in the area covered by the Hillcrest Neighborhood Plan a “Blueprint” of our Community. The list of supplemental issues listed a land use objective of encouraging new buildings to relate to the architecture of the neighborhood and a community development objective stating that commercial uses should not be open later than midnight. The Zoning & Land Use chapter listed a goal of enforcing the city’s land-use and zoning policies to preserve the unique scale of the neighborhood. Landscape: The street buffer width proposed along a portion of “C” Street is less than the 13-foot minimum ordinance standard. Additionally, the street buffer width along a portion of Pierce Street is less than the 11-foot minimum. It is also below the 6-foot 9-inch minimum allowed by the Landscape Ordinance. Portions of the proposed land use buffer width along the eastern perimeter and around the perimeters of the outparcels is less than the 6-foot 9-inch minimums required by zoning and landscaping ordinances. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is a requirement that goes with the land use buffers. April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 6 An irrigation system to water landscape areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. All these requirements take into account the reductions allowed within the designated mature area of the city. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff stated the request was to revise a previously approved PCD to allow an expansion of the proposed site plan. Staff stated the development included the previously indicated Phase II portion of the site plan. Staff requested additional information be included to complete the review. Staff requested the applicant provide locations for pedestrian access points through the parking areas. Staff also requested the applicant indicate on the site plan all proposed signage. Staff stated typically signage was only allowed on the fronts of buildings and if the applicant was requesting signage along North University Avenue a request to place the signage would be required. Staff also stated the sign area was required. Staff requested building elevations both front and rear. Staff stated the proposed building materials were also required. Public Works comments were addressed. Staff stated the proposed development would require dedication of right-of-way consistent with the Master Street Plan for Pierce and B Street. Staff stated they were supportive of a reduced standard along North University Avenue as indicated on the site plan. Staff stated the indicated street closures would require total ownership of all abutting parcels. Staff stated with the indicated out parcel, A Street could not be abandoned for the entire length. Staff stated the proposed driveway along West Markham Street should be maintained as a right-in right-out drive. Mr. White stated the desire was for a full access intersection. Staff stated the applicant had to provide information relating to sight distance and turn movements to prove the full access drive was not hazardous. Landscaping comments were addressed. Staff stated the indicated areas appeared to meet with the ordinance requirements with a few exceptions. Staff stated the minimum street buffer was six feet nine inches required by the Landscape Ordinance. Staff stated the zoning ordinance required a minimum thirteen foot buffer but the Commission could reduce the required buffer to the six April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 7 feet nine inches. Staff stated any further reductions would take approval of the City Beautiful Commission. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has submitted a revised site plan to staff addressing issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated the buildings will be constructed of brick and painted antique white with cast stone accents. The applicant has also indicated metal storefronts with canvas awnings will be used. The applicant has indicated signage will be placed on both the front and rear of the buildings. The applicant has indicated façade signage with a maximum letter or logo height no greater than sixty inches. The applicant is also requesting the sign area be allowed at a factor of .75 square feet for every one-foot of width of the building or lease space per face with a maximum of forty square feet. Staff is supportive of the proposed signage. The applicant has indicated four monument signs will be located on the site. The applicant has indicated the maximum height will be 15-feet and the maximum area is proposed at 100 square feet. The signs will be located at the entrances to the development along street sides. The applicant would typically be allowed freestanding signs a maximum of thirty six feet in height and one hundred sixty square feet in area for commercial development. The proposed height of the proposed signage is somewhat less than what is allowable. Staff is supportive of the proposed signage. The applicant has indicated 572 on-site parking spaces. Based on the typical minimum parking requirements for a shopping center development, the proposed parking would also be 572 parking spaces. Staff is supportive of the proposed parking. The applicant has located the dumpsters on the site plan near the streets. Typically the ordinance requires trash receptacles and pickup be oriented away from the street side of the property and adequately screened from residential property. The applicant has indicated screening will be provided with a six foot high opaque fence. Staff has concerns with the placement near the street and the applicant not providing details concerning the proposed screening material. The applicant has indicated an out parcel on the proposed site plan. The applicant has also indicated if the out parcel is not secured, the development will be constructed in phases. The applicant has not provided a site plan to include April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 8 the phasing line. Staff has concerns regarding the phasing plan without first seeing a proposed phase line. The applicant has bordered the out parcel with landscaping and screening as requested by staff. The applicant has indicated the screening will be provided with a six foot high opaque screen and the minimum buffering will be put in place to protect the single-family property. The applicant has indicated on the site plan areas for outdoor dining. The applicant has indicated outdoor dining areas for each of the six restaurants. The outdoor dining is located away from existing residential properties. Staff is supportive of the outdoor dining as proposed. Staff recommends there be no outdoor music which could spill out into the neighborhood. The applicant has indicated a full access drive on West Markham Street. The proposed drive meets the minimum spacing requirement to allow a full service drive in this area but staff has some serious concerns with the placement of a full service drive in this location. Staff feels the placement of a full service drive in this location will cause traffic to back up on east bound West Markham Street. Staff also has concerns with customers exiting the site to travel east bound and sight distance problems. The applicant has not provided to staff the requested sight distance information to allow the drive to provide full service activity. Staff recommends the drive on West Markham Street be a right-in/right-out only driveway or the applicant provide the requested information with regard to sight distance and provide the required additional improvements to not allow the backing of cars on West Markham Street. The applicant has indicated street improvements to Pierce Street will be constructed as requested by staff. Half of a thirty-six foot street will be constructed from the first entrance south and a thirty-one foot street will be constructed from the first entrance north to B Street. The applicant has indicated the streets will be constructed in a fifty-foot right-of-way with a ten foot utility easement. Staff is supportive of this design. The applicant has not increased the right-of-way for B Street. Staff has concerns with the existing right-of-way. Staff does not feel the development of B Street to less than commercial street standard is acceptable. The applicant has indicated landscaped areas on the proposed site plan. The applicant has not indicated the required street buffers or land use buffers with regard to landscaping. The required landscaping along a portion of “C” Street is less than the 13-foot minimum ordinance standard. Additionally, the street buffer width along a portion of Pierce Street is less than the 11-foot minimum. The proposed buffer is also below the 6-foot 9-inch minimum allowed by the Landscape Ordinance. Staff is not supportive of the reduced landscaping and feels the applicant should adjust the plan to increase the buffers to the minimum required. April 22, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7421-A 9 The applicant has indicated pedestrian access through the site as requested by staff. The accesses are located at the ends of parking rows and drive isles. The applicant has indicated the pedestrian accesses will be placed in the landscape areas. The islands will be a minimum of 12.7 feet; sufficient for the placement of a sidewalk and landscaping. In addition the applicant has indicated the pedestrian walkways will be elevated to act as traffic claming device within the site. Staff is supportive of the proposed development in basic concept. The developer has worked to meet the intent of the ULI Study recently preformed on the area. Staff feels the proposed development is workable and with minor “tweaking” the development will more closely conform to the minimum requirements of various ordinances. There are outstanding technical issues related to the site staff will continue to work to resolve. Staff is very sensitive to the limitations put in place when redeveloping with an in-fill project. Staff’s recommendation is forthcoming. I. STAFF RECOMMENDATION: Staff is supportive of the basic concept of the proposed development. Staff’s final recommendation is forthcoming. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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 conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested signage plan, a recommendation of approval of the reduced right-of-way for “B” Street, staff recommended there be no outdoor music on the proposed patio and the drive on West Markham Street be dedicated as a right-in/right-out driveway. Staff also presented a recommendation of approval for the abandonment of portions of “A”, “B” and “C” Streets. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 19 FILE NO.: LU04-01-03 Name: Land Use Plan Amendment - River Mountain Planning District Location: 14916 Cantrell Rd. Request: Suburban Office & Transition to Mixed Use Source: Brian Dale, White - Daters & Associates PROPOSAL / REQUEST: Land Use Plan amendment in the River Mountain Planning District from Suburban Office and Transition to Mixed Use. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant wishes to develop the property for a mixture of office and commercial uses consisting of an office building and a fast-food restaurant. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to cover the entire area shown as Transition on the north side of Cantrell Road between the Commercial shown on the north side of the Cantrell / Taylor Loop Road intersection and the Suburban Office shown east of Rummel Road. With this change, the entirety of the Transition shown bordering the applicant’s property would be eliminated. This change in land use would link any potential commercial development located on the applicant’s property to the areas shown as Commercial to the east. EXISTING LAND USE AND ZONING: The property is a house built on a large lot and currently zoned R-2 Single Family and is about 3.58 acres ± in size. The remainder of the expanded area includes an additional house built on a large lot and currently zoned R-2. The vacant land to the north is zoned R-2 Single Family. The property to the east is zoned Planned Commercial Development, with a pharmacy located at the intersection of Cantrell and Taylor Loop Road. The land to the southeast is a Planned Commercial Development for a furniture store and the land to the south is zoned R-2 for single-family housing. The property to the west is a bank zoned Planned Office Development. April 22, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: LU04-01-03 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On August 19, 2003 a change was made from Transition to Commercial at 14410 Cantrell Road about a ½ mile west of the applicant’s property to accommodate proposed development. On February 18, 2003 multiple changes were made from Transition and Low Density Residential to Single Family, Suburban Office, Commercial, and Park / Open Space along both sides of Cantrell Road within a 1 mile radius of the amendment area, including the portion of the applicant’s property fronting Cantrell Road, which was changed from Transition to Suburban Office. On July 17, 2001 a change was made from Single Family to Park / Open Space at Pankey Park about 1 mile east of the study area to recognize existing conditions. On February 20, 1999 multiple changes were made from Single Family and Low Density Residential to Commercial, Office, Multi-family and Park / Open Space to accommodate proposed development. The applicant’s property is shown as Suburban Office and Transition on the Future Land Use Plan. The neighboring land to the north is shown as Single Family. The property to the east and southeast is shown as Commercial. The property south of the amendment area is shown as Single Family and the area to the west is shown as Suburban Office. MASTER STREET PLAN: The Master Street Plan shows Cantrell Road as a Principal Arterial, and is built to a five-lane cross section. There are no Bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows the Taylor Loop Park located a short distance to the southwest of the applicant’s property. Taylor Loop Park is shown as a park of 35.0+ acres. Taylor Loop Park is listed as an undeveloped Community Park intended to remain as a passive open space parcel of undeveloped land and is designed to serve the open space needs of several neighborhoods. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. April 22, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: LU04-01-03 3 City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. ANALYSIS: The application area is located in an area of the city characterized by an increase in Office and Commercial uses. This section of Cantrell Road is known for its varied topography and vegetation. Any future development of this area needs to be done in a manner that would protect and enhance the integrity of the environmental features of the area while allowing change to occur. Suburban Office requires a Planned zoning District and a change to Mixed Use would continue the requirement of Planned Zoning Districts for new developments. Although this amendment could increase the amount of Commercial development along the north side of Cantrell Road, such development would have to take place within the context of a Planned Zoning Development. In a change from Suburban Office and Transition to Mixed Use the requirement for a PZD for office developments would not change. This amendment would add Commercial to the possible non-residential developments, which could take place within the context of a PZD review process. The back part of the applicant’s property was the subject of a Land Use Plan Amendment for a change from Transition to Suburban Office and was a part of a Future Land Use review along Cantrell Road presented to the Planning Commission on January 9, 2003. The change to Suburban Office for the front part of the applicant’s property was approved since it was felt that Office developments were more likely to take place fronting Cantrell Road. It was also determined that the Transition land use category should remain in some areas to allow for office development similar to the requirements found in the Suburban Office category but also allowed residential development. The amendment area is located adjacent to the Commercial node centered on the intersection of Cantrell and Taylor Loop Roads and about a ½ mile west of the area shown as Commercial in the 14000 block of Cantrell Road, areas which if combined result in a total of about 52.01 + acres shown as Commercial. Another item on this agenda pending before the Planning Commission could result in a change which would add another 12.41 + acres of land shown as Commercial, which would result in a total of about 64.42 + acres of land shown as Commercial. Although the Commercial shown on the north side of Cantrell April 22, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: LU04-01-03 4 Road in the 14000 block is occupied by a grocery store, large portion of land to the east and west of the grocery store remains vacant. The vacant land shown as Commercial provides a combined total of about 8.16 + acres available for development compared to the approximately 7.72 + acres of Mixed Use, which would result from this amendment. Although this change would result in an area shown as Mixed Use, commercial uses could be developed in the application area through the PZD process, and result in additional acreage of land developed for retail uses. The recently approved PCD’s located at the intersection of the Cantrell Road with the east leg of Taylor Loop Road are located at or near the intersection. The current pattern of development along Cantrell Road is for the areas shown as Commercial to be located in a nodes focused on intersections between arterials. This amendment would extend the area shown as Commercial away from the traditionally established node of Commercial. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pleasant Valley Property Owners Association, River Valley Property Owners Association, Pankey Community Improvement Association, Piedmont Neighborhood Association, Pleasant Forest Neighborhood Association, Secluded Hills Property Owners Association, Walton Heights-Candlewood Neighborhood Association, Westbury Neighborhood Association, Westchester/Heatherbrae Property Owners Association, Chenal Ridge Property, and Charleston Heights/North Rahling Rd N.A. Staff has received 1 neutral comment from an area resident. Staff has not received any comments from Neighborhood Associations at this time. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This amendment would further increase the amount of Commercial along the north side of Cantrell Road in an area where office and residential uses would be more appropriate. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on the consent agenda for deferral to the June 3, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 19.1 FILE NO.: Z-7603 NAME: PDC Companies HWY 10 Short-form POD LOCATION: North of Cantrell Road approximately 0.1 miles West of Taylor Loop Road DEVELOPER: PCD Companies HWY #10 1501 North University Avenue, Suite 740 Little Rock, AR 72204 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.58 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: 65 percent office 35 percent commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant requests the development of this 3.6 acre parcel as a Planned Office Development, POD to allow the development of the site with a office/commercial facility and the creation of a two lot plat. There will be a single building on each parcel. Lot 1 will have a drive-through restaurant containing 3000 square feet. Lot 2 will contain 21, 000 square feet of office space and 8200 square feet of commercial space. The percent for each use is sixty-five percent office and thirty-five percent commercial. April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7603 2 B. EXISTING CONDITIONS: The site contains an occupied single-family home. To the east of the site is also an occupied single-family home with the Wal-Greens development located further to the east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a newly constructed bank facility and south of the site are vacant properties currently zoned R-2, Single- family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from an area residents concerning the proposed use of the property. All residents who could be identified located within 300-feet of the site, the Westchester and Westbury Neighborhood Associations and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The standard conditions shown on the plans as “Public Works Notes” apply to the project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project to serve Lot 2. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7603 3 of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office & Transition for this property. The applicant has applied for a Planned Office Development for office and commercial development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. Landscape: The proposed width of the street buffer along Cantrell Road is less than the 40-foot requirement, and, the proposed landscape buffers along the eastern and western perimeters is less than the average 25-foot minimums. These are requirements of the Highway 10 Overlay District Ordinance. Additionally, the width of the proposed landscape strip along the eastern perimeter is less than the 6-foot 9-inch minimums allowed by the Landscape Ordinance. An irrigation system to water landscape areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7603 4 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Joe White was present representing the request. Staff stated the applicant was requesting a POD to allow the development of an office/commercial development. Staff stated the percentages requested were consistent with those allowed for a Planned Office Development. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant indicate the proposed dumpster location for Lot 2 and indicated the required screening. Staff also requested the applicant provide details concerning proposed signage. Staff requested the applicant indicated the requested office and commercial users of the site. Landscaping comments were addressed. Staff noted the proposed width of the street buffer along Cantrell Road was less than the 40-foot minimum required. Staff also stated the eastern and western perimeters were less than the 25-foot average minimum width required. Staff stated the proposed landscape strip along the eastern perimeter was less than the six foot nine inch minimum allowed by the Landscape Ordinance. Staff noted comments from other reporting agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee Meeting. The applicant has indicted the dumpster location for proposed Lot 2 on the site plan and included a note concerning screening. The applicant has indicated screening will be placed as required by the zoning ordinance or at a minimum on three sides at least two feet above the finished grade of the container. The applicant is requesting the creation of a two lot plat through the planned development process. The requested subdivision will require a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. The proposed lot will be served by a sixty foot access and utility easement through Lot 1. The applicant has indicated a development sign will be located near the front drive. The applicant has indicated the sign will be a ground mounted monument style no more than ten feet in height and one hundred square feet in area. The proposed signage is consistent with signage allowed in the Highway 10 Design Overlay District. The applicant has also indicated a tenant ground mounted sign maximum allowed by ordinance near the western property line. Staff is not April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7603 5 supportive of the requested signage. Staff feels the placement of two signs on this single development is not consistent with the Highway 10 Design Overlay District. The applicant has indicated Lot 1 will develop with a restaurant and Lot 2 will develop with an office/commercial development. The applicant has indicated the proposed uses are those listed in the O-3, General Office Zoning District along with the Conditional Uses and the Accessory Uses. The applicant has indicated the development of Lot 1 as a restaurant with 3,000 square feet of building space and 50 parking spaces. The total lot area contains 1.21 acres. The proposed lot area is more than adequate to meet the minimum required lot size for a commercially zoned site. The proposed parking is also adequate to meet the typical minimum parking demand for a restaurant. The typical minimum parking required for a restaurant would be 30 parking spaces. The applicant has indicated an office development on Lot 2 consisting of 21,000 square feet of office space and 8,200 square feet of commercial space. The applicant has indicated 116 parking spaces to serve Lot 2. The typical minimum parking required for the site would be 93 parking spaces based on one space per 225 square feet of gross floor area. The proposed parking is more than adequate to meet the typical minimum demand. The applicant has indicated a reduced building line adjacent to Cantrell Road and a reduced landscape buffer along Cantrell Road. The applicant has indicated an 80-foot building setback (100-foot typically required by the Highway 10 Design Overlay District) and a 35-foot landscape buffer (typically 40-feet by the Highway 10 Design Overlay District). Staff is not supportive of the reduced request. Other sites which have redeveloped in the area with new development have typically maintained the integrity of the Highway 10 Design Overlay District. Staff feels the developer is requesting to overbuild the site and if the overall building square footages were reduced the site plan could then more adequately meet the minimum ordinance requirements. The applicant has requested a Planned Office Development to develop the site with the indicated uses. The development percentages of each use is consistent with percentages of office and commercial uses listed in the zoning ordinance for a planned development of this type. Staff does not feel however the proposed development is appropriate to the site. With the placement of a restaurant on the lot abutting Cantrell Road and the office building located to the rear of the site the overall development will be commercial in character and is not consistent with the City’s Future Land Use Plan. A Land Use Plan for this site has been filed on this agenda as a separate item (Item # 19 – File No. LU04-01-03). Staff feels the April 22, 2004 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7603 6 proposed request is inconsistent with the adopted plan and feels the change to the plan is inappropriate. Staff feels the zoning request is also inconsistent with the plan and is not supportive of the request. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant and staff were requesting the item be deferred to the June 3, 2004 Public Hearing. Staff stated the applicant and City staff are working to resolve outstanding issues associated with the proposed request. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 20 FILE NO.: Z-7604 NAME: Homes at Granite Mountain Phase II, Long-form PD-R LOCATION: on the Northwest corner of Gilliam Park Road an Granite Mountain Circle DEVELOPER: Little Rock Housing Authority 1000 Wolfe Street Little Rock, AR 72202 ARCHITECT: Fennell Purifoy Hammock Architects 111 Center, Suite 1620 Little Rock, AR 72201 AREA: 11.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family District ALLOWED USES: Single-family Residential PROPOSED ZONING: PD-R PROPOSED USE: 60 Units Senior Multi-family housing VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request on April 6, 2004 for the item to be deferred to the June 3, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a request on April 6, 2004, requesting the item be deferred to the June 3, 2004 Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 21 FILE NO.: LU04-19-01 Name: Land Use Plan Amendment - Chenal Planning District Location: South side of Cantrell Rd. between Chenonceau Blvd. and Chevaux Ct. Request: Single Family to Office Source: Brian Dale, White - Daters & Associates PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family to Office. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. The applicant wishes to develop mixed offices with 33,600 square feet of offices. Staff is not expanding the application since the land to the east and south is developed with single-family housing and a large amount of vacant land shown as Office, Suburban Office, and Mixed Office Commercial is available within a ½ mile radius of the applicant’s property. EXISTING LAND USE AND ZONING: The amendment area is a single family house built on a large lot and currently zoned R-2 Single Family and is about 3.4 acres ± in size. The property to the West and North is vacant land zoned C-3 General Commercial. The neighboring areas to the east and south is zoned R-2 Single Family and developed with housing stock. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On February 17, 2004 multiple changes were made from Single Family to Commercial, Office, and Multifamily on the east side of Chenal Parkway north of Cantrell Road about 1 mile west of the amendment property to accommodate proposed development. On June 4, 2002 a change was made from Single Family to Suburban Office at 17005 Cantrell Road about 1/3 of a mile southeast of the applicant’s property to accommodate proposed development. On January 2, 2002 multiple changes were made from Single Family to Suburban Office, Commercial, and Park / Open Space on the east side of Chenal April 22, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: LU04-19-01 2 Parkway south of Cantrell Road about 1 mile west of the application property to accommodate proposed development. The applicant’s property is shown as Single Family on the Future Land Use Plan. The property to the West and North of the application area is shown as Commercial on the Future Land Use Plan while the neighboring lands to the East and South are shown as Single Family. A large tract of Mixed Office Commercial sits to the northeast at the intersection of Cantrell and Ranch Boulevard. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and is built to a five-lane standard while Chenonceau Boulevard is shown as a Minor Arterial and is built to standard. Ranch Boulevard is a Minor Commercial Collector built to standard and Drew Drive is a Standard Residential street built with open drainage. A Class II Bikeway is shown on Cantrell Road from the Western Planning Boundary to Chenonceau Boulevard while a Class III Bikeway is shown on Chenonceau Boulevard from Cantrell Road to Chenal Parkway. The Bikeways would not be affected since the streets with Bikeways shown are built to Master Street Plan standards. PARKS: The applicant’s property is located a little under a ½ mile northeast of the Chenonceau Park, a private park included in the eight-block strategy of providing park and open space facilities within eight blocks of all residents of the City of Little Rock as described in the Little Rock Parks and Recreation Master Plan of 2001. Public park facilities may need to be developed in order to provide park and open space facilities for residents in the area if the population around the study area increases. 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. April 22, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: LU04-19-01 3 ANALYSIS: A change to Office would be more in character with the office development that has taken place along the north side of Ranch Drive. Any new Office development in the nearby area shown as Mixed Office Commercial on the north side of Cantrell would be subject to the requirement for a Planned Zoning District while the applicant’s property is large enough to not need a PZD. A change to Office would add to the variety of non-residential development likely to take place near an intersection where Commercial is shown on all four corners. Future non-residential development on the applicant’s property would need to address the issues of scale and massing. Development on this property would also need a sufficient buffer between any buildings and parking lots and the neighboring single-family residences to compensate for the scale and massing of future buildings built on the property. Without sufficient buffers, the neighboring properties would be impacted by intense non-residential uses on the applicant’s properties. This application could allow development that could result in visual and noise intrusions into the neighborhood. The massing and scale of any development on this site should be complimentary to the neighboring single- family development. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Chenal Ridge Property, Du Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, Maywood Manor Neighborhood Association, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd. N.A., Margeaux Place Property Owners Association, and River Valley Property Owners Association. Staff has received 1 neutral comments from an area resident. Staff has not received any comments from Neighborhood Associations at this time. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. This change would provide more land shown for Office. April 22, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: LU04-19-01 4 PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 21.1 FILE NO.: Z-7605 NAME: Chevaux Short-form POD LOCATION: on the Southside of Cantrell Road approximately 500 feet East of Chenonceau Boulevard DEVELOPER: Eugene Pfeifer III P.O. Box 99 North Little Rock, AR 72115 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.4 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: Planned Office Development VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The project consists of 33,600 square feet of proposed building space containing O-3, General Office District uses. The applicant is requesting ten percent of the building square footage to be allowed the Accessory uses allowed in the O-3 zoning district. The applicant has indicated 142 parking spaces or 4.23 spaces per 1000 square feet. The proposed building is “L” shaped and turned away from existing residential property to the south and east. The rear of the building should act as screening to the adjoining properties since no doors or windows are proposed other than those required by fire code. April 22, 2004 SUBDIVISION ITEM NO.: 21.1 (Cont.) FILE NO.: Z-7605 2 A cross access easement and shared driveway will be utilized to provide adequate circulation with the adjacent development. B. EXISTING CONDITIONS: The site contains an existing occupied single-family home. There are single- family homes located to the south and east of the site. To the west of the site is a vacant piece of property currently under review for a site plan review (Item #C – File No. S-1065-C). Cantrell Road adjacent to the site is a four lane roadway with a turn lane at Chenonceau Boulevard. This intersection is scheduled for a traffic signal when warrants are met. There is not a sidewalk in place adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from an area residents concerning the proposed use of the property. All residents who could be identified located within 300-feet of the site, the Bayonne, Margeaux Property Owners Association, the Johnson Ranch Neighborhood Association and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With the building permit, provide design of street conforming to the Master Street Plan for an arterial street. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. 4. 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 additional information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 21.1 (Cont.) FILE NO.: Z-7605 3 Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for a new office building. A land use plan amendment for a change to Office is a separate item on this agenda (Item # 21 – File No. LU04-01-03). 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. April 22, 2004 SUBDIVISION ITEM NO.: 21.1 (Cont.) FILE NO.: Z-7605 4 Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and southern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to a construction permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Joe White was present representing the request. Staff presented an overview of the requesting indicating the Planned Development for an office development. Staff noted additional information was required to complete the review process. Staff requested the applicant indicate details concerning fencing to be added to the site. Staff also requested information concerning any proposed signage. Staff requested the applicant clarify the proposed users of proposed facility. Public Works comments were addressed. Staff stated the development would require a grading permit and the storm water detention ordinance would apply to the site. Staff stated street construction per the Master Street Plan would be required. Landscaping comments were addressed. Staff stated the areas set aside for buffers appeared to meet with ordinance minimum standards. Staff stated a six- foot high opaque screen would be required along the eastern and southern perimeters of the site. Staff also stated prior to construction, a landscape plan stamped with the seal of a registered landscape architect would be required. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated signage consistent with signage allowed in the Highway 10 Design Overlay District or a single-ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. Staff is supportive of the proposed signage. April 22, 2004 SUBDIVISION ITEM NO.: 21.1 (Cont.) FILE NO.: Z-7605 5 The applicant has also indicated a six foot opaque screen along the eastern and southern perimeters of the site. The proposed screening will provide year around screening to the adjoining homes. The applicant has also indicated the rear of the building will be limited to openings required by the Fire Department. Staff is supportive of the proposed screening. The applicant has indicated a right-of-way dedication of 55-feet from the centerline of Cantrell Road will be provided and the developer will install a five foot sidewalk. Staff is supportive of the proposed street improvements. The proposed site plan includes the placement of a shared driveway between Lots 1 and 2 Chenonceau Commercial Subdivision (Item C – File # S-1065-C) and the proposed planned development. The applicant has indicated the drive will be labeled as a cross access easement allowing access to both developments from Cantrell Road. The proposed site plan includes the placement of 140 parking spaces on the site. The applicant has indicated a total building area of 33,600 square feet. The typical minimum parking required for an office development would be 84 parking spaces. The proposed parking is more than adequate to meet the typical minimum parking required. The applicant has indicated the development will operate from 6:00 am to 6:00 pm six days per week. The applicant is requesting O-3, General Office District uses and the ten percent accessory uses. Staff is supportive of the requested days and hours of operation and the requested uses. Staff feels the requested accessory uses, limited to ten percent of the total floor area, will have little impact on the proposed development and parking. The applicant has indicated the dumpster to be located in the front of the buildings. The proposed location is furthest away from the residentially zoned properties located to the south and east. The applicant has indicated screening will be placed as required by the zoning ordinance. Staff is supportive of the placement and the indicated screening. The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. The site is held in a metes and bounds legal description and a Bill of Assurance has not been executed for the site. Otherwise, to staff’s knowledge, there are no outstanding issues associated with the proposed request. Staff is supportive of the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. April 22, 2004 SUBDIVISION ITEM NO.: 21.1 (Cont.) FILE NO.: Z-7605 6 PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There was one registered objectors present. Mr. Ron Underwood addressed the Commission with concerns with regard to the proposed screening. Mr. White stated he was amending his application to include a six foot wood fence along the east and southern perimeters of the site. Mr. Underwood stated this addressed his concern. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 22 FILE NO.: LU04-10-01 Name: Land Use Plan Amendment - Boyle Park Planning District Location: 7616 - 7620 Col. Glenn Rd. Request: Office to Mixed Use and Single Family. Source: Eugenia Williams PROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Office to Mixed Use and Single Family. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant wishes to develop the property with a billiards hall, restaurant, or Hispanic food store. The Singe Family category provides for single-family houses at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six units per acre. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include all of the area shown as Office along Col. Glenn Road from area shown as Public Institutional at Stannus Street to the area shown as Light Industrial west of Whitfield Street. This amendment would change the houses fronting Whitfield Street from Office to Single Family while the remainder of the study area would change from Office to Mixed Use. EXISTING LAND USE AND ZONING: The original application area consists of about .44 acres ± of land zoned I-2 for a vacant doll factory. The expanded amendment area consists of 3.19 acres ± of land zoned I-2 occupied by a large one-story building serving as a shopping center anchored by a grocery store which includes the space left vacant by a closed doll factory. The east part of the expanded area consists of a beauty salon and an office at the corner of Col. Glenn and Stannus Street. Two houses zoned I-2 is located in the northwest corner of the expanded area and is accessed from Whitfield Street. The neighboring land northwest of the expanded area is a vacant tract of land zoned MF-12 Multifamily. The land to the north consists of single family houses zoned R-3 Single Family. The land to the east across Stannus Street is the Wilson Elementary School zoned R-2 with a April 22, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU04-10-01 2 Conditional Use Permit. The neighboring land to the south across Col. Glenn Road is zoned I-2 Light Industrial and is developed with a mixture of industrial buildings. A large tract of vacant land zoned C-3 General Commercial sits between the amendment area and the I-2 zoned industrial building to the west. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On January 20, 2004 a change was made from Mixed Use to Commercial on the south side of Col. Glenn Road at Vinewood lane about a ½ mile to the southwest of the applicant’s property to accommodate proposed development. On July 17, 2001 a change was made from Commercial, Single Family, and Low Density Residential to Park / Open Space at the Jack Stephens Youth Golf Academy starting less than ¼ of a mile south of the amendment area to recognize existing conditions. The applicant’s property and the expanded amendment area are shown as Office on the Future Land Use Plan. The land to the north is shown as Single Family while the land east of Stannus Street is shown as Public Institutional. The land to the south is shown as Light industrial with a small tract shown as Single Family to the southwest. The neighboring tract of land to the west is shown as Light Industrial. MASTER STREET PLAN: Col. Glenn Road is shown as a Principal Arterial on the Master Street Plan and is currently being widened to a five-lane cross section by the Arkansas Highway and Transportation Department as a part of a project to improve State Highway 5. Stannus Street is a local street in the process of being improved at the intersection of Col. Glenn Road. Whitfield Street is a local street that does not connect to Col. Glenn Road. There are no bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 list the Jack Stephens Youth Golf Academy, at 6620 Falls Boulevard, as a Large Urban Park of more than 50 acres. The northwest corner of the park is located about .15 miles south of the applicant’s property on Western Hills Avenue and is intended primarily to teach the sport of golf to the city’s youth. The Wilson Elementary School is located less than a block to the east of the applicant’s property on Stannus Street. The Park System Master plan includes public school facilities within the Eight-block strategy of providing park and open space facilities within an eight- April 22, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU04-10-01 3 block walking distance of all City of Little Rock residents. Additional park facilities may need to be developed in the future to serve a broader group of citizens. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The area under review is located within the John Barrow Neighborhoods Plan area. The Plan has several objectives, which recommend adding more business opportunities in the area. The plan specifically wants more medical related offices, a sit down restaurant and a grocery store. However, the plan supports placing the recommended uses in the northern part of the plan area, while the applicant’s property is located in the southern part. ANALYSIS: The expanded study area is located in an intense corridor of development along Col. Glenn Road from University Avenue to the Col. Glenn / Stagecoach Road split. However, the application area is an anomaly in that it is the only existing commercial use in the vicinity of Col. Glenn and Stannus, yet it is not zoned for commercial uses, nor is it shown as Commercial. The neighboring property zoned for commercial uses lies vacant in an area shown as Light Industrial while the application area consists of property developed for retail uses on land zoned I-2 and shown as Office on the Future Land Use plan. A change to Mixed Use would recognize the existing mixture of commercial and office uses within the application area. New non-residential developments in areas shown as Mixed Use are subject to the Planned Zoning Development Process. The use of PZD’s in an area shown as Mixed Use would provide some transition between the industrial development on the south side of the street and the residential areas to the north. Although Office would be compatible with the Public Institutional shown for the school to the east, the PZD requirement of Mixed Use would institute a review process for new developments locating near the school. A change to Mixed Use would protect the integrity of the residential area to the north and serve as a buffer between the Public Institutional shown to the east and the Light Industrial shown to the west. April 22, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU04-10-01 4 Although the area currently shown as Office is intended to act as a buffer between the Single Family to the north and the Light Industrial shown to the south, the existing development pattern does not protect the integrity of neighboring uses from more intense development. Future Office developments could locate in the amendment area and not be subject to the PZD process. A change to Mixed Use and the requirement of PZD’s would enhance the opportunity to create a physical buffer between incompatible uses in addition to that, which is required in the standard site plan review process for office developments. A change to Mixed Use would provide the opportunity to enhance the integrity of the neighborhood to the north. A change to Mixed Use in the expanded area opens the potential for retail uses to locate across the street from Wilson Elementary School. However, the school is accessed from W. 40th Street, while the property located at the eastern edge of the study area would be accessed from either Col. Glenn or Stannus Street. The housing stock located on W. 41st Street should act as a buffer to limit further expansion to the north. However, any future PZD located at Col. Glenn and Stannus would need to respect the integrity of both the school and the neighborhood to the north and to avoid placing incompatible uses on the site. The PZD process should be used in order to encourage commercial uses locating near the school be developments, which would not interfere with the function of the school. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Brownwood Terrace Neighborhood Association, John Barrow Neighborhood Association, Broadmoor Neighborhood Association, College Terrace Neighborhood Association, Leander Neighborhood Association, Point O'Woods Neighborhood Association, University Park Neighborhood Association, Westwood Neighborhood Association, Neighborhood Connections, SW Little Rock UP, and WCLR Coalition of Neighborhoods. Staff has not received comments from area residents or Neighborhood Associations at this time. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. A change to Mixed Use would recognize existing conditions. April 22, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU04-10-01 5 PLANNING COMMISSION ACTION: (APRIL 22, 2004) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made presentations of item 22.1 so the discussion could coincide with the discussion for item 22. See item 22.1 for a complete discussion concerning the Short Form Planned District - Commercial. Eugenia Williams, the applicant, spoke for the Valdez’s. She spoke of the enforcement issues and the validity of them. She also spoke of the city needing to acknowledge the Spanish population. Betty Snyder, of the John Barrow Neighborhood Association, stated that she supported the grocery store and supported the Land Use Plan amendment. James LaBorde, of the Westwood Neighborhood Association, is opposed to the restaurant/billiard hall. He does support the grocery store. Mike Kumpuris, of the Coll. Glenn Planning Committee, stated that the committee is for business and that the change would be better for the neighborhood. Bill Allen, the owner of the Hometown IGA located next door, supports the grocery store. He stated that the building in question was designed for carryout liquor only by the ABC because of the close proximity to the school. He stated the real estate professional should explain all the rules and regulations to prospective buyers. He opposes the noise that accompanies serving liquor late night. James Douglas, a lifelong resident of the area, stated that prejudice is bad and that the neighborhood had changed over time. He supports the grocery store but dies not support beer sales. After discussion by the committee on the absence of the Valadezes, a motion was made to defer the item to the June 3, 2004 agenda. The item was approved with a vote of 10 ayes, 0 noes, and 1 absent. April 22, 2004 ITEM NO.: 22.1 FILE NO.: Z-7606 NAME: Valadez Short-form PD-C LOCATION: 7616 – 7620 Colonel Glenn Road DEVELOPER: Jose Valadez c/o Eugenia Williams 11601 Pleasant Ridge #200 Little Rock, AR 72212 ENGINEER: Donald W. Brooks, Inc. 20820 Arch Street Hensley, AR 72065 AREA: 0.25 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: I-2, Light Industrial District ALLOWED USES: Light Industrial Uses PROPOSED ZONING: PD-C PROPOSED USE: Restaurant or Hispanic Grocery Store VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting the use of the property located at 7616 – 7620 Colonel Glenn Road as a family establishment that would consist of family dining along with family entertainment. The business will consist of two pool tables and a dining area with the permit to serve beer with a Mexican menu similar to any of the Mexican restaurants in the area. The applicant has indicated the desire is to establish the business in this area to serve the growing Hispanic community in Central Arkansas. The applicant has indicated sixteen on-site parking spaces located in the rear of April 22, 2004 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7606 2 the building. B. EXISTING CONDITIONS: The site is a vacant commercial building located in a strip center. There is an existing grocery store located on the western end of the building. To the north of the site are single-family homes. To the northwest of the site is a vacant MF-12 zoned tract. To the south of the site are non-residential uses including Davis Tire, a daycare, and a vocational school. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed use of the property. All residents who could be identified located within 300-feet of the site, the Western Hills Neighborhood Association, the John Barrow Neighborhood Association and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way widths and street construction is adequate at this location. Sidewalk construction may be required with future building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: 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 April 22, 2004 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7606 3 ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 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 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a retail development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The area under review is within the John Barrow Neighborhoods Plan area. The Plan has several objectives, which recommend adding more business opportunities in the area. The plan specifically recommends more medical related offices, a sit down restaurant and a grocery store. However, the plan targets mentioned uses specifically for the northern portion of the study area while the applicant’s property is located in the southern end of the plan area. Landscape: The proposed land use buffer width along the northern perimeter is less than the 21-feet required. If the parking lot is to have twelve or more parking spaces, than eight percent of its interior must be landscaped with interior landscaping islands of at least 7 ½ feet in width and 150 square feet in area. A 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 sites northern perimeter. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Ms. Eugenia Williams was present representing the applicant. Staff stated the request was to allow an existing building currently zoned I-2, Light Industrial District to be rezoned to allow the placement of a family restaurant and/or April 22, 2004 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7606 4 Hispanic grocery store. Staff requested the applicant provide additional information concerning the proposed request. Staff requested the applicant provide any proposed fencing on the site plan. Staff also requested the applicant provide the days and hours of operation. Public Work comments were addressed. Staff stated the development would be required to repair or replace any curb and gutter in the right-of-way prior to occupancy. Landscaping comments were addressed. Staff noted screening would be required along the northern perimeter of the site. Staff also noted the required land use buffer width along the northern perimeter was less than the 21-feet minimum required. There was a lengthy discussion concerning the proposed development and the non-conforming status. Staff stated a grocery store would be allowed under the existing non-conforming status. Staff stated a restaurant would require a rezoning action. Ms. Williams stated the development would not contain a bar and would not be a billiards hall. She stated the billiards tables were to be used in conjunction with the restaurant as entertainment as families were waiting for their food order. Ms. Williams stated the applicant would request the sale of beer to be served with meals. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing staff’s concerns regarding the proposed use of the site. The cover letter indicates the site will be developed as a family restaurant and as entertainment two billiards tables will be added to the site. The applicant has indicated the site will not be a bar/lounge or billiards hall. The applicant has also indicated the owners will request from the Arkansas Beverage Board a license to sell beer on-site. The applicant has indicated the sale of beer will be with meal service. The applicant has not indicated the business days and hours of operation. Staff would recommend the hours be sensitive to the nearby single-family homes and at a maximum from 7:00 am to 11:00 pm seven days per week. The applicant has not indicated signage as a part of the proposed site plan. Staff would recommend any signage be limited to signage allowed per the zoning ordinance for commercial signage or a maximum of thirty-six feet in height and one hundred sixty square feet in area. April 22, 2004 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7606 5 The applicant has indicated sixteen on-site parking spaces located in the rear of the building. In addition, the drive to access the proposed parking is very narrow but is passable for one car. Staff is not supportive of the parking as indicated. The proposed site plan does not allow sufficient area for all spaces to back-out and turn-around. Staff would recommend if parking is approved in the rear of the building the approved parking allow for sufficient turning when exiting and entering the space. The applicant has indicated alternative uses for the site. Staff is supportive of the placement of a grocery store at the site. There is limited parking located along Colonel Glenn Road to support the anticipated traffic to the site. Staff is not supportive of the placement of an intense use, such as a restaurant, on the site. Based on typical minimum parking required for a restaurant, the development would require approximately 50 parking spaces. Staff does not feel the placement of sixteen spaces on the site will be sufficient to meet the minimum parking demand. The applicant has not indicated the required buffer to the north of the site where abutting single-family zoned properties. Staff feels with the proposed parking located in the rear of the site, the minimum land use buffer should be put in place. The applicant has added a six foot wood fence to the site to screen the adjoining properties but staff feels the placement of the land use buffer is also critical to protect the nearby homes. The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Ms. Eugena Williams was present representing the request. There were several registered objectors present. Staff presented the item recommending denial of the request as filed but indicating support of the applicant’s indicated alternative use of a grocery store. Ms. Williams addressed the Commission on behalf of the applicant. She stated the owners of the property had purchased the property under the impression they could operate a restaurant on the site. She stated after many visits with the city and a courtesy notice the applicant had found they were not able to operate the restaurant on the site. She stated the applicant had also placed a six foot privacy fence along the perimeter of the site to act as screening from the adjoining residential properties. April 22, 2004 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7606 6 There was a general discussion concerning the applicant’s request and the existing available uses of the site. Commissioner Rector stated staff would support the use of the site as a grocery store and not a restaurant since the proposed site would not support parking to accommodate a restaurant use. Mr. James LaBorde addressed the Commission in opposition of a restaurant to locate on the site. He stated the neighborhood would welcome a grocery store but they were not willing to support a bar/billiards hall/restaurant. Ms. Betty Snyder addressed the Commission in opposition of the proposed request. She stated the neighborhood did not need a bar/lounge. She stated the neighborhood was not sure what the applicant was requesting. She stated the site would not support parking for a restaurant but the neighborhood was in full support of a grocery store. Ms. Snyder stated she felt the real estate agents selling to the Hispanic population should show some accountability for education of all applicable rules and regulations of the City. She stated it should be the responsibility of the agent to inform their clients of possible zoning issues and permitting processes required by the City prior to occupancy. Mr. Mike Kumpuris addressed the Commission in opposition of the proposed request. He stated he had been working with the Colonel Glenn Planning Committee to redevelop the corridor. He stated the business owners and the neighborhood had been working to secure reputable business for Colonel Glenn Road. He stated a bar/billiards hall was not the type business the Colonel Glenn Planning Committee had been trying to reach. Mr. Bill Allen addressed the Commission in opposition of the proposed request. He stated he owned the Hometown IGA store located in the same shopping center. He stated he would welcome the competition of a grocery store but he was not supportive of the placement of a restaurant on the site. He stated the location would not be allowed the sale of alcohol on the premise due to the proximity of the grade school. Mr. Allen stated he felt it the responsibility of the real estate agents to inform their clients of required zoning laws and permitting processes. He stated the agent should work with the prospective business owners to let them know the possibility of city issues that could arise. Mr. James Douglas addressed the Commission in opposition of the proposed request. He stated his home was located at the rear of the site. He stated the additional traffic that would be generated to the rear of the site if parking was added would be a naissance. He stated the neighborhood did not need anything that would deflect. He April 22, 2004 SUBDIVISION ITEM NO.: 22.1 (Cont.) FILE NO.: Z-7606 7 stated the area residents had been working to grow the area and they simply could not allow the placement of new businesses that would have a negative impact on the adjoining properties. Commissioner Rector questioned Ms. Williams as to her desire to amend the application. Ms. Williams stated she had not been able to reach the Valadez’s and could not respond to their desire to amend the application. She requested the application be deferred to allow her additional time to reach the Valadez family with regard to their application. A motion was made to defer the item to the June 3, 2004 Public Hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 23 FILE NO.: Z-7607 NAME: McFatrich Addition Short-form PCD LOCATION: on the West side of Stagecoach Road approximately 900 feet North of Otter Creek Parkway DEVELOPER: David M. McFatrich c/o McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 2.4 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Bank and Fast food restaurant. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the subdivision of this 12.82-acre tract with 42 single- family lots and two tracts. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 10 - File No. S-1427). The rezoning request includes the development of the two lots along Stagecoach Road. The lots are planed at 1.2 acres each and will be developed through a PCD as a bank and restaurant. The applicant has indicated Lot A will contain a banking facility with 2500 square feet of floor space and 22 parking spaces. The applicant has also indicated the maximum building height will be 25-feet and the April 22, 2004 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7607 2 hours of operation are from 8:00 am to 7:00 pm six days per week. Lot B is proposed as a restaurant containing 4150 square feet of floor area and 38 parking spaces. The development will operate from 6:00 am to 12:00 am seven days per week. B. EXISTING CONDITIONS: The site is vacant and somewhat level. The site abuts a floodway to the south and vacant single-family zoned property to the north. To the southwest of the site is a multi-family development and west of the site is property zoned PD-R primarily built-out as single-family patio homes. The area to the east, across Stagecoach is currently vacant. Other uses in the area include single-family homes located on tracts, commercial development located to the south along Stagecoach Road and Otter Creek Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55-feet from center line will be required. Show this on the survey. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street plan along Stagecoach Road and the commercial lots of Glenvale. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works Traffic Engineering. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. For a minor commercial street, driveways must be located 200-foot back from the new right-of-way line of April 22, 2004 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7607 3 Stagecoach Road, then spaced 100-feet apart if a second driveway is needed. The width of the driveway must not exceed 36-feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Due to the nature of these facilities, installation of an approved reduced pressure zone backflow preventer assemblies (RPZA) is required on the domestic water services. 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 992-2431 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 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a bank and a fast food restaurant. The request does not require a change to the Land Use Plan. April 22, 2004 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7607 4 City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The plan lists an objective, which recommends limiting commercial and office development in the “heart” of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that, which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. This application is located inside the “heart” of the study area as described by the neighborhood action plan. Landscape: A corner of the proposed southern parking lot extends over into the minimum 9-foot land use buffer required along the western perimeter. A total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least 7 ½ feet in width and 150 square feet in area. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western and northern perimeters. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating there was a related item to the request also filed for the current agenda. Staff stated Item #10 – File No. S-1427 was a request to subdivide 12.82 acres into 42 single-family lots an d2 non-residential tracts. Staff requested the applicant provide additional information concerning the proposed driveways for Lots A and B. Staff stated the driveways did not meet minimum spacing criteria outlined in the ordinance. Staff also stated the ordinance did not allow for driveway locations with the existing frontage. Staff suggested Mr. McGetrick review the proposed plan to eliminate some of the traffic conflicts and concerns. Mr. McGetrick stated the lot was proposed as a bank facility. He stated typically banks were busy but not as hectic as a fast food restaurant. April 22, 2004 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7607 5 Staff requested the applicant relocate the dumpster away from the proposed single-family homes. Staff also requested the applicant indicate a note on the proposed site plan concerning screening. Landscaping comments were addressed. Staff stated the proposed development intruded into the required land use buffer along the western perimeter. Staff also noted a total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least seven and one-half feet in width and one hundred fifty square feet in area. Public Works comments were addressed. Staff stated Stagecoach Road was classified on the Master Street Plan as a principal arterial and dedication of right- of-way 55-feet from the centerline would be required. Staff also noted a grading permit would be required prior to the start of construction. Staff stated the proposed development was indicated as a gated community. Staff requested the applicant provide for stacking space for two to three vehicles at the call box location. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated Lot A as a banking facility to be served by two curb-cuts. The applicant has indicated the service drive as one-way as requested by staff. The applicant has relocated the drive on Lot B at the western most point and aligned with the western drive of Lot A. The applicant has not however relocated the proposed gate islands away from the commercial traffic. Staff recommends the applicant relocate the gate islands westerly to allow at a minimum the stacking of two cars at the call box and outside the commercial traffic. With the current design the call box is located at the exit of the commercial lots. Staff feels this arrangement will cause traffic conflicts and congestion. The applicant has relocated the dumpster as requested by staff away from the proposed residential lots to the west. The applicant has located the dumpster along the street and indicated a note concerning screening. The zoning ordinance requires dumpsters to be oriented away from the street side of the property and adequately screened from residential property. Staff is not supportive of the placement of the dumpster in this location. April 22, 2004 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7607 6 The applicant has indicated landscaping to meet the minimum requirements. The proposed site plan includes the placement of a nine foot minimum landscape strip along the western perimeter. The applicant has also indicted a screening fence along the western and northern perimeters of the site. The applicant has indicate the days and hours of operation for Lot A, the bank, as 8:00 am to 7:00 pm six days per week. The applicant has indicated the days and hours of operation for Lot B, the restaurant, as 6:00 am to 12:00 am seven days per week. Staff does not feel the proposed hours are conducive to single- family development. The office hours are more typical for buffering of single- family and commercial uses. The proposed site plan includes the placement of 22 parking spaces for Lot A. The typical minimum parking required for an office facility would be 6 parking spaces. The applicant has indicted a total of 38 parking spaces to serve Lot B. The typical minimum parking required for a restaurant facility would be 41 parking spaces. Staff is supportive of the reduced number of parking spaces for Lot B. Staff is not supportive of the request. The proposed site plan has not addressed concerns related to the proposed gate entrance and the anticipated traffic conflicts. In addition the applicant not addressed staff’s concerns with regard to the placement of the dumpster. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Pat McGetrick 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 conditions outlined in paragraphs, D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. April 22, 2004 ITEM NO.: 24 FILE NO.: Z-7608 NAME: Blood’s Hauling Short-form PD-I LOCATION: 7909 Doyle Springs Road DEVELOPER: Blood’s Hauling 7909 Doyle Springs Road Little Rock, AR 72209 ENGINEER: Terry Burruss, Architects 1202 South Main Street, Suite 230 Little Rock, AR 72202 AREA: 3.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-I PROPOSED USE: Storage of gravel trucks VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting the rezoning of the site from R-2, Single-family to PD-I to allow the applicant to store six to eight dump trucks on the site. The applicant is also requesting the addition of a forty by seventy square foot structure on the site to be used as a storage/maintenance shop for his business only. The hours of operation are proposed as 7:00 am to 6:00 pm six days per week. There will be no storage of material on-site. April 22, 2004 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7608 2 The applicant has indicated a gravel parking area for the truck parking. He is requesting a two-year deferral of the placement of the hard surface parking material and service drives. B. EXISTING CONDITIONS: The site contains a newly constructed single-family home adjacent to Doyle Springs Road. The area indicated on the site plan for dump truck storage is currently vacant. There are trees located along the southern perimeter of the site. The applicant has placed a six-foot wood fence behind the home which will aid in screening the activity from the street. The area to the north and west of the site are currently zoned I-2, Light Industrial. The area to the north contains a warehouse building, the area to the east is the site of the Electric Co-op. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received only informational phone calls from an area resident concerning the proposed use of the property. All residents who could be identified located within 300-feet of the site, the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way widths and street improvements are adequate. Sidewalk construction may be required with future building permits. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. The project would qualify for a contribution in-lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center-Point Energy: No comment received. April 22, 2004 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7608 3 SBC: No comment received. Central Arkansas Water: If water service is needed 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 992-2431 if you would like to discuss backflow prevention requirements for this project. Additional private fire hydrant(s) will be required on-site if the building is constructed. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs - East Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a Planned Development - Industrial for truck parking and a gravel hauling business. The request does not require a change to the Land Use Plan. However, development of the property in question will need to respect the integrity of the residential area located across the street to the west. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization goal listed an objective of reviewing future land use and zoning classifications to determine the appropriateness for revitalizing or stabilizing housing, infrastructure and improve the overall April 22, 2004 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7608 4 appearance of the plan area. This application presents an opportunity to review the zoning of the applicant’s property and improve the appearance of the overall plan area. Landscape: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was not present. Staff stated the applicant had been present earlier and had to leave for a prior commitment. Staff presented an overview of the proposed request. Staff stated there were few outstanding issues associated with the request and staff would work with the applicant to minimize these issues. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated there is not a Bill of Assurance in effect for the proposed site. The applicant has indicated the maintenance building will be used for his business only. The hours of operation are from 7:00 am to 6:00 pm six days per week. The applicant has indicated on the site plan a paved apron extending from Doyle Springs Road and a gravel parking area located midway on the site. The applicant has indicated currently the employees do not access the site to “pick- up” their work vehicle. The employees keep the work vehicles at their personal residence. The applicant has indicated once the maintenance shop is added to the site an area will be designated as employee parking and a second area designated as truck parking. The applicant is requesting a two year deferral of the placement of a hard surface material on the parking lot. Staff is supportive of this request. The proposed site plan indicates a six foot wood fence along the southern and western property lines. The site includes a row of trees along the western and southern property lines. The existing trees do not provide the year around screening require and the applicant has indicated the addition of the fence will provide the required screening of adjoining single-family zoned properties. Staff is supportive of the placement of fencing in these areas. To staff’s knowledge there are no outstanding issues associated with the proposed request. April 22, 2004 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7608 5 I. STAFF RECOMMENDATION: 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 requested two-year deferral of the hard surface parking area. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Terry Burruss and Mr. Arthur Blood were present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval. Staff also presented a recommendation of approval of the requested deferral of the hard surface parking area for two years. Mr. Thomas Knight addressed the Commission in opposition of the proposed request. He stated he was representing the 83 residents who live in the area. He stated the signatures represented 90 percent of the residents located on five streets which would be most affected by the proposed request. Mr. Knight stated with the existing motorcycle shop located on Doyle Springs Road there was enough commercial use. He stated the noise from the motorcycle shop was excessive and very distractive to area residents. Mr. Knight stated Doyle Springs Road was a narrow road with open ditches for drainage. He stated the road was a school bus route. Mr. Knight stated it would be difficult for school bus traffic and the gravel trucks to pass on the road. He stated this would create dangerous situations for the children. Mr. Knight stated the maintenance shop was also a concern. He stated the noise of the shop and the running of diesel engines would not be complementary to the existing peace of the residents. He stated if the truck engines were to run all night this would be very disruptive to the neighborhood. Mr. Knight questioned the effect the proposed development would have on property values in the area. He stated the addition of an industrial use to the neighborhood would decrease the value of the existing homes in the area. Mr. Knight stated his desire was to keep the zoning of the site as residential. He stated a number of people walked on Doyle Springs Road and the addition of truck traffic on the road would create a hazard. April 22, 2004 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7608 6 There was a general discussion concerning the proposed request and the restrictions that would be placed on the zoning. The Commission stated the applicant would not be allowed to use Doyle Springs Road south of this property and would be limited on his hours of operation. The Commission stated if the applicant did not adhere to the approved zoning he would be in violation, would be cited and his approved zoning could be revoked. The Commission stated the City’s Future Land Use Plan indicated the area as industrial and the requested use was appropriate per the City’s plan. A motion was made to approve the request as amended to include the limited use of Doyle Springs Road to only access the northern driveway and use the road to travel south of the applicant’s property. The motion carried by a vote of 7 ayes, 3 noes and 1 absent. April 22, 2004 ITEM NO.: 25 MSP04-01 NAME: Master Street Plan Amendment to Remove Collector LOCATION: Removal of Collector NW of the Proposed Grandwood Collector SOURCE: Cooper Land Development, Inc. STAFF REPORT: The request is to remove a proposed collector north of Crystal Valley Road and northeast of Colonel Carl Miller Road. The proposed collector, generally follows the southern ridgeline north of Crystal Valley Road. To the north is rugged terrain with two ridges, while south of the proposed collector is somewhat more developable. The area which would be serviced by this Collector is rural to undeveloped. The Collector pattern in this area was added to the Master Street Plan in 1988. At that time the City elected to error on the side of maximum development. That is show the most number of roads one would possibly expect and remove them if it turns out they are not needed. The City’s concern was if they were not shown, the City would never be able to get the road. Since the area was basically undeveloped in the late 1980s, a pattern of quarter mile spacing was used. This was an accepted standard for Collector spacing. The existing topography both ridgeline and stream was used to adjust the spacing. Any existing development was also considered when selecting the general location for new collectors. The Developer of a 360± acre area has indicated a willingness to build a proposed Collector (proposed Grandwood) shown on the Plan as well as help with portions of two Minor Arterials. However due to topography, they question the need for a second Collector which goes from their property to the northwest. They argue that due to the limitation on developability due to the topography there is not a need for this Collector. There is no question that the land to the north and northwest is very steep. It is so steep that access is likely to be very limited. The best access to the two ridge lines is from the proponents property, as proposed on the conceptual preliminary development plan submitted by the proponents. April 22, 2004 SUBDIVISION ITEM NO.: 25 (Cont.) MSP04-01 2 The two ridges are currently zoned single family. Assuming development occurs after annexations a likely density would be that of the Walton Heights Neighborhood north of Highway 10 just west of I-430. The Walton Heights Subdivision density is approximately one home per acre. The density of homes in the concept plan submitted by the proponent also has a density of approximately one home per acre in similar topography. This is would result in approximately 150 homes. If the area develops prior to annexation and takes all its access via this proposed road approximately 25 to 50 homes are likely to use the proposed road. These homes are in addition to the seventy or more homes in the proponents proposed development which would use this road to get from their home to the arterial system. After considering the likely development pattern, the Plans and Public Works, staff believes a Collector should be required to serve the area. Due to the limited development and limited access, a Collector type-street will be needed to service the ridge top homes, but at a reduced standard. STAFF RECOMMENDATION: Denial of the reduction in classification but approval of a modified design standard (60 foot right-of-way with a 31-foot street paving width). PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on Consent for approval as amended. By unanimous vote 10-0 the item was approved. April 22, 2004 ITEM NO.: 26 FILE NO.: 300 NAME: Hatcher Annexation REQUEST: Accept 11.97 acres plus or minus to the City LOCATION: North of the City, west of Pinnacle Valley Road along Ison Creek SOURCE: Greg and Lee Hatcher GENERAL INFORMATION: • The County Judge has set a Public Hearing date of May 4. • The area requested for consideration has one home on it, with the remaining land open. • There is only one owner, Greg & Lee Hatcher • The annexation request is to obtain Fire Service • The site in question is basically rectangular, approximately 1400 to1500 by 300 to 500 feet. The total area is approximate 11.97 acres. • No islands would be created by this annexation • Currently the property is zoned Agricultural and Forestry (AF) and Open Space (OS) • The property owner has indicated there would be no further development of this land. AGENCY COMMENTS: Public Safety: Fire: There may be a need for another fire hydrant. The closest is a quarter mile away. Note a 12-inch line exists on Pinnacle Valley Road. The closest fire station is Station #14, located at Cantrell Road and South Ridge. This station is approximately 3.3 driving miles and 3 miles ‘as the crow flies’. The next closest is fire station #19, located on Chenal Drive near Rahlings Road. This station is approximately 4.8 driving miles and 2.5 miles ‘as the crow flies’. There is an approved fire station site at Taylor Loop and Rahlings Road. This location is approximate 2 miles driving distance and around 1.5 miles ‘as the crow flies’. April 22, 2004 SUBDIVISION ITEM NO. 26 (Cont.) FILE NO. 300 2 Police: The Police Department has indicated they have no issues or concerns related to this annexation. The annexation site is adjacent to Patrol District 72, which covers all of Chenal, the Ranch and other points west. Patrol District 70, which covers Walton Heights, Pleasant Valley and Walnut Valley areas may actually serve the site. The two Patrol Districts have a common boundary of Pinnacle Valley Road, which is the access to the annexation area. Infrastructure and Community Facilities: Central Arkansas Transit: No Comment Received. There is no Bus service in the area of this annexation. The closest Bus route is Route 22, which ends near Rodney Parham and Pleasant Valley Roads. The closest point on Route 22 to the annexation area is more than three miles away. Parks and Recreation: The Parks and Recreation Department has indicated they have no issues or concerns related to the annexation of this land. Taylor Loop Park is the closest public park. This park is not currently developed, however the City does own the land. The Master Parks Plan shows the ‘River Trail’ moving by or through this annexation area. The ‘River Trail’ follows the Arkansas River west from Downtown to the Little Maumelle River, which the trail generally follows to Pinnacle State Park. Based on the Plan recommendation this area would be within ‘8-blocks’ of a park or open space. Public Works: the Traffic Engineering Division of Public Works, provided cost information for streets. The Public Works Section dealing with the emergency sirens indicated that you do not know if the existing sirens would cover the area requesting annexation. The Operations Section of the Public Works Department has indicated they have no kisses or concerns about the proposed annexation. The Solid Waste Division of the Public Works Department has indicated that the proponent will have to bring all waste materials to Pinnacle Valley Road for collection. The area requesting annexation is developed and does not and will not have any streets, which the City would have to maintain or light. There is and will be only a private driveway which accesses Pinnacle Valley Road. April 22, 2004 SUBDIVISION ITEM NO. 26 (Cont.) FILE NO. 300 3 Utilities: Central Arkansas Water: Central Arkansas Water already serves the site with they believe a 2-inch line. They indicate based on the information they have there is a need for a larger line to the house for fire protection. This line should be able to provide a flow rate of 1500 gallons per minute. Any new installation would have to be approved by Central Little Rock Water and the Little Rock Fire Department. (Note a 2-inch line would provide a flow rate at only 160 gallons per minute). There is a 12-inch water main in Pinnacle Valley Road to the east of the annexation area. Entergy: Entergy has indicated they have no objections or concerns about the requested annexation. Reliant-Energy: No Comment Received. Wastewater Utility: The Little Rock Waste Water Utility has indicated they have no objection to the annexation as requested. There is a sewer trunk line, which is on the south portion of this annexation area. The only area to be serviced is approximately 1000 feet to the north within the annexation area. Schools: Little Rock: No Comment Received. The annexation area is within the Little Rock School District. Pulaski County Special: No Comment Received. The annexation is within the Pulaski County Special School District. This area is within the Joe T Robinson Elementary, Middle and High School attendance zone. ANALYSIS: The site is within the City of Little Rock Planning Jurisdiction. The City exercises both subdivision and zoning authority over the land, currently. Almost all of the twelve acres requesting annexation is currently zoned ‘AF’, Agricultural and Forestry. The southern and eastern limits of the annexation area is zoned ‘OS’, April 22, 2004 SUBDIVISION ITEM NO. 26 (Cont.) FILE NO. 300 4 Open Space for Ison Creek. This area is not developable. (Note a recreational use may be appropriate for the OS zoned area.) The area requesting annexation is part of a larger ownership. The total owner consists of approximately 42 acres. There is a field and gym facility located on the remaining land. The owners do not intend to develop this property any further. The only development desired for the ownership is a single family home with accessory uses. That portion of the ownership where the home is located is now requested for annexation. There will be no additional, new or existing, streets added to the City by the annexation. The police, fire and sanitary sewer service to one home is the only demand on City services. The home is existing. The proponent has indicated that Central Arkansas Water currently serves the home with a 3-inch line running to the proponent’s home from the line in Pinnacle Valley Road. The proponent has further indicated there is a fire hydrant near the home. The annexation would result in the addition of seven people – one family. Whether the area is annexed or not, the population density of the annexation area is not likely to change. As the current zoning implies this property is low. The annexation area as well as the surrounding area is within or near the level of the floodplain. This makes development of the land harder and less likely. Just up stream from the site is Pinnacle State Park and down stream a short distance is Two Rivers Park. The proponent contacted City Staff several months ago about annexation and related issues. In these discussions, City Staff indicated that the proponent’s entire property did not have to be annexed. Issues related to access, fire protection and taxes were discussed. The proponent had a survey done to allow for their home to be added to the City without annexing their entire ownership. This survey has now been submitted for annexation to the City. The various City and Outside agencies have been notified of the requested annexation. One concern has been raised, the need or desirability for a fire hydrant. The proponent has indicated that there is an existing fire hydrant, which was not noted by the Fire Department or Central Arkansas Water in their reviews. However even if the fire hydrant is in place as indicated by the proponent, based on information provided by Central Arkansas Water a larger line would need to be place from Pinnacle Valley Road to the hydrant. April 22, 2004 SUBDIVISION ITEM NO. 26 (Cont.) FILE NO. 300 5 The Plans Committee of the Little Rock Planning Commission was presented with the proposed annexation. At this meeting a concern was expressed about annexation of just the home and not the entire ownership. The City currently has areas where one must leave the City to get to another section of the City. The only requirement is that they must be contiguous to the City, not that the roads to get there are also within the City. The City Staff does not believe annexation of only a portion of an ownership is a reason not to accept the annexation. The current City Limits has been in place for almost twenty years. If approved, the annexation would increase the City’s area 0.016 percent. Staff Recommendation: Accept the requested annexation to the City of Little Rock subject to the installation of a CAW/Fire Department approved hydrant with sufficient water. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on Consent for approval. By a vote of 9 for 1 against, the item was approved.