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pc_07 15 2004sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JULY 15, 2004 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eleven (11) in number. II. Members Present: Pam Adcock Gary Langlais Bob Lowry Robert Stebbins Norm Floyd Mizan Rahman Bill Rector Jerry Meyer Fred Allen, Jr. Darrin Williams Chauncey Taylor Members Absent: None City Attorney: Cindy Dawson III. Approval of the Minutes of the June 3, 2004 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JULY 15, 2004 I. DEFERRED ITEMS: A. 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. B. The Ridges at Nowlin Creek (S-1422), located North of Highway 10 approximately five miles West of the Chenal Parkway intersection. C. Keifer Subdivision Site Plan Review (S-1430), located at 27024 Kanis Road. D. Holly’s Restaurant Short-form PD-C (Z-7596-A), located at 5201 Asher Avenue. E. Donnie’s Foreign Car Short-form PD-C (Z-7634), located at 1311 South Bowman Road. F. Rose Street Revised Short-form PD-R (Z-7258-A), located at 321 – 325 Rose Street. II. PRELIMINARY PLATS: 1. Cypress Point Addition Lots 311 – 363 Revised Preliminary Plat (S-285- III), located East of Patrick Country Road at Chenonceau Boulevard. 2. Cypress Point Addition Lots 261 – 310 Revised Preliminary Plat (S-285- JJJ), located North of Chenonceau Boulevard and West of Ranch Drive on Buckland Loop. 3. Apple Blossom Subdivision Phase III Revised Preliminary Plat (S-1010-D), located South of Fraizer Pike at Apple Avenue. 4. Parkway West Commons Replat Lots 9R – 11R (S-1292-D), located on Westhaven Drive at the Wynnsong Theater. 5. Walkins Addition Replat Lots 1 and 4 Block 7 and Lots 1 – 3 Block 8 (S-1316-A), located at 1400 East 28th Street. Agenda, Page Two II. PRELIMINARY PLATS: (Cont.) 6. Treadway’s Replat (S-1481), located at 1115 Jefferson Street. 7. The Willows Preliminary Plat (S-1439), located on the Southeast corner of Woodall Lane and Taylor Loop Road. 8. Bella Rosa Estates Subdivision Preliminary Plat (S-1440), located on the Southwest corner of Snyder Creek and Bella Rosa Drive. 9. Ranch Highlands Subdivision Preliminary Plat (S-1441), located on the Northeast corner of Cantrell Road and Valley Ranch Drive. III. SITE PLAN REVIEWS - CONDITIONAL USE PERMITS: 10. Arkansas Children’s Hospital Zoning Site Plan Review (Z-4336-T), located on the Northwest corner of West 9th Street and Battery Street. IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS: 11. Islamic Center Short-form PD-R (Z-2502-A), located on the Southeast corner of Potter Street and West 40th Street. 12. LU04-01-04 A Land Use Plan Amendment in the River Mountain Planning District along Summit Road from Suburban Office to Commercial and Public Institutional. 12.1 Pleasant Ridge Revised Long-form PCD (Z-4411-D), located South of Cantrell Road, East of Pleasant Ridge Road. 13. MSP04-04 A Master Street Plan Amendment in the Chenal Planning District to remove a Collector street named Dorado Beach Road Extension. 13.1 Hickory Grove Revised Long-form PD-R (Z-4562-D), located on the West side of Hinson Road, just South of Pebble Beach Drive. 14. Clearwater Maintenance Addition Short-form POD (Z-6519-A), located on the Southwest corner of Clearwater Drive and Shackleford Road. Agenda, Page Three IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS: (Cont.) 15. Lock and Load Mini-storage Revised Long-form PCD (Z-7496-A), located on the West side of Stagecoach Road, South of Otter Creek Parkway. 16. Comfort Inn Short-form PD-C (Z-7593-B), located in the 800 Block of South Shackleford Road. 17. Ferndale Mini-storage Long-form PD-C (Z-7663), located near the intersection of Kanis Road and Ferndale Cut-off Road. 18. LU04-17-01 A Land Use Plan Amendment in the Crystal Valley Planning District at 13504 Crystal Valley Road from Single Family to Commercial. 18.1 Frahm Short-form PD-C (Z-7664), located at 13504 Crystal Valley Road. 19. Rock Haven Addition Short-form PD-R (Z-7665), located at 1000 and 1100 Kirby Road. 20. Morris Short-form PD-C (Z-7666), located at 3701 John Barrow Road. 21. HWY 10 Business Park Short-form PCD (Z-7667), located at 14110 Cantrell Road. 22. Chardeau Court Addition Short-form PD-R (Z-7668), located at 12900 Hinson Road. July 15, 2004 ITEM NO.: A 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. July 15, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7604 2 STAFF UPDATE: The applicant submitted a letter dated May 21, 2004 requesting this item be deferred to the July 15, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a letter dated May 21, 2004, requesting this item be deferred to the July 15, 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 and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a request dated June 29, 2004 requesting this item be deferred to the August 26, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a request dated June 29, 2004, requesting the item be deferred to the August 26, 2004, Public Hearing. Staff stated they were supportive of this request. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: B 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. July 15, 2004 SUBDIVISION ITEM NO.: B (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. July 15, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1422 3 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 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. July 15, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1422 4 Landscape: No comment. 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. July 15, 2004 SUBDIVISION ITEM NO.: B (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. July 15, 2004 SUBDIVISION ITEM NO.: B (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. July 15, 2004 SUBDIVISION ITEM NO.: B (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. STAFF UPDATE: The applicant has not furnished staff with the additional information concerning the proposed water source or the approval letter from the Arkansas Department of Health concerning the wastewater collection and treatment facility. Staff recommends this item be deferred until these issues are resolved. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had not furnished staff with the additional information concerning the proposed water source and or the approval letter from the Arkansas Department of Health concerning the wastewater collection and treatment facility. Staff presented a recommendation the item be deferred until these issues were resolved. 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 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has not resolved issues related to the source of water and the means of wastewater disposal. Staff recommends this item be deferred to these issues can be resolved. July 15, 2004 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1422 8 PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff stated the applicant had not resolved the issues related to the source of water and the means of wastewater disposal. Staff recommended the item be deferred until the issues could be resolved. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: C FILE NO.: S-1430 NAME: Keifer Subdivision Site Plan Review LOCATION: 27024 Kanis Road DEVELOPER: Steve Kiefer 8410 Ferndale Cut-off Little Rock, AR 72223 ENGINEER: Dee Wilson Surveying P.O. Box 604 North Little Rock, AR 72115 AREA: 0.839 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 21 – Burlingame Valley CENSUS TRACT: 42.02 VARIANCES/WAIVERS REQUESTED: 1. A reduced right-of-way dedication for Kanis Road and Ferndale Cut-off. 2. A five-year deferral of street improvements to Kanis Road and Ferndale Cut-off. The applicant has not secured health department approval of the proposed septic system wastewater treatment. Staff is requesting this item be deferred to the July 15, 2004 Public Hearing. PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had not secured Health Department approval of the proposed septic system wastewater treatment. Staff stated they were requesting the item be deferred to the July 15, 2004, Public Hearing. 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 11 ayes, 0 noes and 0 absent. July 15, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1430 2 STAFF UPDATE: The applicant has not resolved issues related to the means of wastewater disposal. Staff recommends this item be deferred to the August 26, 2004 Public Hearing to allow additional time to resolve issues related to the proposed septic system and placement. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had not resolved issues related to the means of wastewater disposal. Staff presented a recommendation the item be deferred to the August 26, 2004, Public Hearing to allow additional time to resolve issues related to the proposed septic system and placement. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: D FILE NO.: Z-7596-A NAME: Holly’s Restaurant Short-form PD-C LOCATION: 5201 Asher Avenue DEVELOPER: HCS, Inc. 5201 Asher Avenue Little Rock, AR 72204 ENGINEER: Terry Burruss Architects 1202 South Main Street Little Rock, AR 72202 AREA: 1.03 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: I-2, Light Industrial ALLOWED USES: A wide range of industrial uses entirely within enclosed buildings PROPOSED ZONING: PD-C PROPOSED USE: Restaurant/Bar and Grill VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to expand an existing restaurant facility by 2,025 square feet (additional seating – 125) and add a drive through food service. The applicant is requesting a change in zoning to PD-C to allow dancing with live music in the “bar area” of the restaurant. The applicant has indicated live music will be played on the first and third Friday nights of the month, during major sporting events, private parties such as wedding receptions, anniversaries, office parties and Sunday brunch, probably on a monthly basis. July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7596-A 2 The applicant has indicated the purchase of an empty lot across Anna Street to provide additional parking for customers. The proposed site plan includes the development of 50 on-site parking spaces. B. EXISTING CONDITIONS: The property is occupied by a one-story commercial building located within the south half of the property. There is paved parking between the building and Asher Avenue. There are existing access drives from Asher Avenue and Anna Street. The general area along Asher Avenue is comprised of a mixture of commercial and industrial uses. There is a drive-in restaurant and a motel west of the site, with various auto-related uses at the intersection of Asher Avenue and Fair Park Boulevard. Other various commercial uses, including two lumberyards, are located to the east and north (across Asher Avenue). Single-family residences are located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Curran Conway Neighborhood Association, South of Asher Neighborhood Association, all residents located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Asher Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 45-feet from centerline (reduced cross section) will be required. 2. The proposed land use would classify Anna Street on the Master Street Plan as a commercial street. Dedication of right-of-way 30-feet from centerline will be required. 3. With future construction, sidewalks with appropriate handicap ramps will be required to meet Master Street Plan requirements. 4. Storm water detention ordinance applies to the property. The project would qualify for a contribution in-lieu of construction at the time of building permit. July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7596-A 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on the site. Relocation required at Developer’s expense if proposed restaurant addition conflicts with the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional details. 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 I-630 Planning District. The Land Use Plan shows Commercial and Industrial for this property. The applicant has applied for a Planned Commercial Development for a restaurant bar and grill. The Asher Corridor Steering Committee reviewed the Future Land Use Plan and Zoning classifications in this area in early 2000. The Committee made recommendations to the Planning Commission and Board of Directors for changes to these classifications based on existing conditions and their desire for redevelopment of the area. The changes were approved by the Board of Directors less than five years ago and have not had had sufficient time to result July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7596-A 4 in the physical changes desired by the steering committee. The Light Industrial shown south of Asher Avenue was originally intended to encourage industrial development based on a corridor plan created by the Committee and maintaining commercial uses north of Asher Avenue. Since the site was not vacant at the time of the review any new development due to the changes would likely take time. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Oak Forrest Neighborhood Action Plan. The Community Image Goal states: To foster neighborhood pride and to improve the neighborhood's image. An objective of that goal is to: Review Land Use Plan and existing zoning to ensure compatibility with neighborhood goals. Another goal, the Economic Development Goal states: To create a healthy economic climate that encourages investment, reinvestment, and diversity of employment opportunities. An objective of that goal is to: Provide more neighborhood oriented commercial services for residents. Landscape: An upgrade in landscaping based on the percentage of building expansion proposed (46 percent) will be required. Because this site is located within the designated mature area of the City, the upgrade requirement toward full compliance with the Landscape Ordinance may be reduced from 46 percent to 34 percent. If new paved areas are to be provided, then a minimum perimeter on-site landscape strip of six-feet nine-inches in width will be required where adjacent to the western perimeter. This takes into account the reductions allowed within the designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) The applicant was not present. Staff stated the request was to allow additional activities at a site currently operating as a restaurant. Staff stated they would meet with the applicant prior to the public hearing to resolve any outstanding 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 through the Subdivision Committee Comments presented at the July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7596-A 5 May 13, 2004, Subdivision Committee meeting. The applicant has indicated the dumpster location, proposed signage and indicated additional parking will be located across the street. The existing building contains 5,400 square feet of gross floor space and the applicant has indicated an expansion of 2,025 square feet of gross floor space. The total building area proposed is 7,425 square feet. The typical minimum parking demand for a restaurant facility with the indicated gross floor space would be seventy-four parking spaces or one parking space per one hundred square feet of gross floor area. The applicant has stated the owner is in the process of acquiring the lot across the street, which will provide approximately thirty-six parking spaces. If the lot is in fact secured the development would contain eighty-six parking spaces. (Fifty on-site spaces and thirty-six off site spaces.) The ordinance typically allows off- site parking within three hundred feet of the facility to be served and may not exceed twenty-five percent of the total number of spaces required. The ordinance also requires all detached parking facilities or satellite parking lots be zoned to allow the principal use which the parking will serve. In this case if the zoning is approved the zoning of the off-site parking facility would also need to be zoned PD-C to allow the parking to comply with the ordinance requirements. The applicant has not provided a survey of the site nor requested the site be a part of the rezoning request. Staff is not supportive of the applicant’s request to allow off site parking and staff feels the proposed on-site parking is inadequate to meet the typical minimum parking demand. The applicant has indicated the proposed dumpster location adjacent to West 33rd Street. The ordinance states trash receptacles and pickup shall be oriented away from the street side of the property and adequately screened from residentially zoned property. Staff does not feel the placement of the dumpster adjacent to West 33rd Street is an appropriate location. The applicant has indicated the site will contain a drive through window, menu board and call box. The applicant has located these facilities along the western property line. The ordinance states each speaker shall be so mounted that it is baffled on all sides in a manner which will direct the sound produced to the vehicle served. The applicant has indicated the building will act as a screening device to the single-family homes located to the east of the site. The applicant has indicated the grill and drive-through will operate until 2:00 am. Staff feels the use of the site at this late hour may possibly disturb the adjoining homeowners. July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7596-A 6 The applicant has indicated proposed signage adjacent to Asher Avenue. The site plan states the sign will be a monument style sign but has not indicated the proposed sign area. Staff feels the area should be specified if the proposed development is approved. Staff is not supportive of the proposed request. The site is shown as Light Industrial on the Future Land Use Plan. The area south of Asher Avenue was originally intended to encourage industrial development based on a corridor plan created by the Asher Corridor Steering Committee in early 2000. The Committee recommended the current Land Use and Zoning designations for the property, which were approved in October of 2000. Staff feels the overall design of having commercial uses north of Asher Avenue, with industrial uses south of Asher Avenue is still valid. The area in question was changed to encourage small scale industrial and service trades types of uses. Since the area was not vacant at the time of the Land Use and Zoning changes, any new development due to change would likely take time. Staff does not feel the recommended Land Use and Zoning changes have had sufficient time to result in the physical changes desired by the steering Committee. This request would compromise the integrity of the Land Use Plan and Zoning changes recommended by the Asher Corridor Steering Committee. Staff feels it is premature to make this type of change in the Asher Corridor area, until the area has a chance to develop as the Steering Committee envisioned in 2000. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request on June 3, 2004, requesting this item be deferred to the July 15, 2004, Public Hearing. Staff stated the request would take a waiver of the By-laws for the late deferral request. Staff stated they were supportive of this 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 11 ayes, 0 noes and 0 absent. July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7596-A 7 PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a letter requesting the item be withdrawn from consideration without prejudice. Staff stated they were supportive of the request. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: E FILE NO.: Z-7634 NAME: Donnie’s Foreign Car Short-form PD-C LOCATION: 1311 South Bowman Road DEVELOPER: Donnie’s Foreign Car 7501 Kanis Road Little Rock, AR 72204 ENGINEER: W. William Graham, Jr. Inc. 100 North Rodney Parham Road Little Rock, AR 72205 AREA: 0.43 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Non-conforming skating facility and single-family residential PROPOSED ZONING: PCD PROPOSED USE: Skating facility and Automobile repair garage VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request on May 19, 2004 requesting the item be deferred to the July 15, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a request dated May 19, 2004, requesting this item be deferred to the July 15, 2004, Public Hearing. Staff stated they were supportive of the requested deferral. 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 11 ayes, 0 noes and 0 absent. July 15, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7634 2 STAFF UPDATE: The applicant has not contacted staff to move forward with the proposed request. Staff recommends this item be deferred to the August 26, 2004 Public Hearing to allow the applicant additional time to resolve outstanding issues. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had not contacted them to move forward with the proposed request. Staff recommended the item be deferred to the August 26, 2004, Public Hearing to allow the applicant additional time to resolve indicated outstanding issues. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: F FILE NO.: Z-7258-A NAME: Rose Street Revised Short-form PD-R LOCATION: 321-325 Rose Street DEVELOPER: Christopher Heller 2000 Regions Center 400 West Capitol Little Rock, AR 72201 ENGINEER: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD-R ALLOWED USES: Multi-family - Triplex PROPOSED ZONING: Revised PD-R PROPOSED USE: Multi-family Triplex and construction of covered parking VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,737 adopted by the Little Rock Board of Directors on September 3, 2002 rezoned the site from R-4 to PD-R to allow the redevelopment of the structure located at 321 Rose Street into a triplex. The site was built as a two-story structure in the 1970’s with two units on the main level and two units on the lower level, at walkout level. The lower units were stubbed for wastewater but were never completed. The building functioned as a duplex unit since construction. The applicant proposed no additional footprint expansion and no additional exterior construction. Concrete patios were poured for the lower units and the proposal included a six (6) foot privacy fence to separate the outdoor living spaces. July 15, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7258-A 2 The applicant proposed to place two parking spaces to the south of the structure, which would be accessed by the functioning alley, and two spaces adjacent to C Street. The new parking pad adjacent to C Street would require a curb cut. The parking cover over the alley spaces was to remain but would be rehabbed. The applicant proposed a six (6) foot wood privacy fence along the east property line and a four (4) foot wrought iron fence along the right-of-way line and adjacent to the parking pad on the south side of the property. The applicant proposed landscaping along the rear property line and installation of sod in the front yard, adjacent to Rose Street. A. PROPOSAL/REQUEST: The applicant now proposes the construction of a 20-foot by 20-foot carport structure over the existing parking pad adjacent to “C” Street. The applicant has indicated a garage is attached to the south end of the property for the tenant residing at 321 Rose Street. There is also a two-car cement-parking pad on the north end of the property for the tenants residing at 323 and 325 Rose Street. The applicant has indicated these two tenants have both suffered significant damage to their cars from debris falling from a large tree in the neighbor’s yard to the east which overhangs their parking pad. The applicant has indicated his intent is to construct an open-air carport with vinyl siding and a singled roof to match the existing triplex. The applicant has indicated his intent is to construct a structure which will not detract from the architecture of the area. B. EXISTING CONDITIONS: The site is a functioning triplex with one unit on the main level and two units on the lower level. The area is a mixture of single family and multi-family structures on R-2 and R-4 zoned properties. The alley running east to west beside the structure is a functioning alley and has recently been resurfaced. The street is a typical Hillcrest residential city street with curb and gutter and no sidewalks on the site adjacent to the applicant’s property. C. NEIGHBORHOOD COMMENTS: All residents within 200 feet of the site, the Hillcrest Residents Neighborhood Association and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. As of this writing, staff has received several phone calls requesting additional information from the area residents. July 15, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7258-A 3 D. ENGINEERING COMMENTS: Public Works: 1. No comment. 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. Central Arkansas Water: No objection. 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 Single Family for this property. The applicant has applied for a revision of a Planned Development Residential to add covered parking. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. The plan contains an actions statement in the chapter on Zoning and Land use, which calls for allowing no more that eight dwelling units per residential structure. Landscape: The width of the proposed land use buffer east of the proposed parking area must be increased to a minimum of six feet nine inches. This takes into account the reduction allowed within the designated mature area. July 15, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7258-A 4 A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) The applicant was not present. Staff stated the request was to add a covered structure over an existing parking pad. Staff stated there were few outstanding technical issues related to the request. Staff stated they would meet with the applicant prior to the Commission meeting to resolve any outstanding technical 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 did not need to submit a revised site plan to staff following the May 13, 2004 Subdivision Committee meeting. The applicant has however provided staff with the required additional information concerning staff’s concerns of landscaping. The applicant has indicated the landscaping is in place and measures a minimum of six feet nine inches. Staff also requested the applicant provide a fence or dense evergreen plantings along the eastern property line to screen the adjoining single-family homes. The applicant has indicated screening is in place in this area. The applicant is requesting the addition of a twenty-foot by twenty-foot structure to cover an existing parking pad. The applicant has indicated the tenants are concerned for the safety of their automobiles with a large oak tree located on the adjoining property and overhanging the parking pad. Staff is sympathetic to the tenants concern but staff does not feel the addition of a covered parking structure appropriate for the indicated location. The applicant has indicated the structure will be located adjacent to “C” Street, at the property line. Even though the structure will be an open structure, staff feels the placement of the structure in this location could cause visibility problems at the intersection of Rose and “C” Streets. In addition staff does not feel the structure is architecturally compatible with the area. If covered parking is located in the area, for the most part, the parking is located off the alley. Staff is not supportive of the proposed request for two primary reasons; architecture and safety concerns. The streets in the area are typical Hillcrest Streets, narrow roadways with an abundance of street parking. The area is plagued with employee parking from UAMS adding to the residential street parking. Staff believes to add this structure to the site will add visual clutter to the site thus distracting sight distance at the intersection. July 15, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7258-A 5 Staff also feels the proposed structure is out of character with the neighborhood. There are a few homes located in the area which do have covered parking in the front yard area but for the most part the area exercises street parking and garage parking off the alley. As stated staff is not supportive of the request and does not feel the covered parking structure should be allowed on the site. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had failed to notify property owners as required by the Planning Commission By-Laws. Staff presented a recommendation the item be deferred to the July 15, 2004, Public Hearing. 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 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had not notified property owners as required by the Planning Commission By-Laws. Staff stated a deferral was required to allow time for notification. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 1 FILE NO.: S-285-III NAME: Cypress Point Addition Lots 311 – 363 Revised Preliminary Plat LOCATION: East of Patrick Country Road at Chenonceau Boulevard DEVELOPER: Ranch Properties, Inc Suite 300, Financial Center III Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 18.94 acres NUMBER OF LOTS: 53 FT. NEW STREET: 3010 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow double frontage lots for Lot 312 and Lots 321 - 324. 2. A variance to allow the placement of a six foot fence within the required setback. BACKGROUND: The Planning Commission approved a preliminary plat for a site located to the east of this site on November 11, 1999. The applicant failed to pursue Final Platting within the time frame required by the Subdivision Ordinance; therefore, the previous plat became null and void. The applicant re-filed the plat as previously approved which was heard by the Commission at their May 9, 2002 Public Hearing. The Commission approved the plat with the requested variance to allow a minimum centerline radius of 75-feet by a vote of 10 ayes, 0 noes and 1 absent. On August 8, 2002, the Little Rock Planning Commission approved a preliminary plat for the subdivision of the 24.26 acres into 49 single-family lots. There was 4950 linear feet of new street proposed within the development. The applicant proposed the July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-III 2 development to be final platted in three phases. Phase I would include Lots 261 – 283, Phase II would include Lots 284 – 299 and Phase III would include Lots 300 – 309. The average lot size proposed was 115 feet by 140 feet or 16,100 square feet. The density proposed was 2.7 units per acre; a very similar density to West Little Rock development. The 100-year flood elevation was indicated at 264.00 feet. The applicant indicated all lots would be filled to a minimum elevation of 264.00 feet and all floor grades would be a minimum elevation of 265.0 feet. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved preliminary plat by expanding the area to include property located to the east. The applicant is proposing the subdivision of 18.94 acres into 53 single-family lots. The proposed subdivision will be developed in two phases with Lots 311 – 325 developed in the first phase. The proposed preliminary plat indicates a front building line along the residential street (Buckland Road) of twenty-five feet and along Chenonceau Boulevard as thirty-feet. The applicant is proposing the average lot size of one hundred twenty feet by seventy-five feet or 9,000 square feet. The proposed density is 2.79 units per acre. The proposed subdivision will add 3010 linear feet of new street to the city. The proposed preliminary plat indicates all lots will be filled to a minimum elevation of 264 feet and all finished floor grades will be a minimum elevation of 265.0 feet. The proposed subdivision will require a variance from the Subdivision Ordinance to allow Lots 312 and 321 – 324 to be double frontage lots. The applicant has indicated a five foot no right of vehicular access easement along the rear of the lots to limit access to the adjoining street. The applicant is requesting a variance to allow the placement of a six foot fence within the required setback along Chenonceau Boulevard and Buckland Road. B. EXISTING CONDITIONS: The site is relatively flat and tree covered. Chenonceau Boulevard has not been constructed adjacent to the site. To the southwest of the site, a multi-family development is currently under construction. To the west of the site are single- family homes accessed from Patrick Country Road. To the north of the site is vacant R-2, Single-family zoned property. East of the site is a new subdivision currently under construction; a first phase of the Cypress Point Subdivision. South of the site is the Arkansas Baptist Schoo,l along with their sports fields. July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-III 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call from the Arkansas Baptist School requesting additional information and indicating concern of possible flooding of their sports fields with the proposed development. All abutting property owners, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the River Valley Neighborhood Association, the Maywood Manor and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. We recommend re-naming Chenonceau Boulevard to Buckland Road on this plat from the traffic circle east. 2. Fill in the floodplain must not restrict flow through any existing un-improved drainage channel to the south. Channel improvements may be required. Provide the proposed finished grade. 3. Remove the median from the eastern-most cul-de-sac. A standard single unit truck including waste collection trucks can not turn in the 15-foot radius. 4. Storm water detention will not apply to the proposed development provided all channel capacities are sufficient to carry the 100-year storm. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Minimum finished floor elevations must be shown on the final plat. 6. Prepare a letter of pending development addressing streetlights as required by Sections 31-403 of the Little Rock code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 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. July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-III 4 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have a 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 918-3700 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: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item indicating the request was an additional phase of the Cypress Point Subdivision located to the west of the proposed subdivision. Staff requested the applicant provide additional information concerning the proposed phasing plan, the zoning classification within the plat boundary and of abutting areas and the source of title of the landowner. Public Works comments were addressed. Staff requested the applicant change the name of Chenonceau Boulevard at the traffic circle to Buckland Road. Staff noted the existing street signs named the street Buckland Road. Staff also stated the site would require a significant amount of fill. Staff requested a grading and drainage plan to ensure the development did not restrict the flow of water from and around the site. Staff suggested Mr. White contact the Arkansas Baptist School to discuss the impacts of the development of the school’s ball fields. Mr. White noted the fields currently had a drainage problem and he would work with the school to try and resolve their concerns. Staff also requested the applicant remove the median from the proposed cul-de-sac on Chenconceau Plaza. Commissioner Rector suggested the applicant rename the street. He stated the name could cause confusion for emergency workers trying to find an address. July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-III 5 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 June 30, 2004 addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the zoning classification within the plat boundary and of abutting parcels, indicated a phasing plan and indicated the source of title of the landowner. The applicant has also renamed Chenonceau Boulevard at the traffic circle, as requested by staff to Buckland Road and removed the median from the cul-de-sac on proposed Chenonceau Plaza. The applicant has also renamed Chenonceau Plaza to Cypress Village Lane as requested by staff. The applicant has indicated a grading and drainage plan will be submitted prior to construction. The applicant has indicated currently there is a drainage problem affecting the Arkansas Baptist School’s athletic fields. The applicant has indicated the existing condition will not be worsened, and with the development of the indicated lots, drainage problems in the area will somewhat be corrected to alleviate some of the existing problems. On-site detention is not required as a part of the plat since a regional detention facility was installed as a part of the overall Ranch Development. Staff is supportive of the proposed request. The applicant is proposing the subdivision of 18.94 acres into 53 single-family lots; resulting in a density of 2.79 units per acre. The proposed preliminary plat indicates the subdivision will be developed in two phases with Lots 311 – 325 developed in the first phase and Lots 326 – 363 being developed in the second phase. The proposed preliminary plan indicates a front building line along the residential street (Buckland Road) of twenty-five feet and along Chenonceau Boulevard as thirty-feet; adequate to meet the minimum front building line per the Subdivision Ordinance. The average lot size proposed is one hundred twenty feet by seventy-five feet or 9,000 square feet. The indicated lot widths, depths and minimum area are more than adequate to meet the minimum requirements of the Subdivision Ordinance. The proposed subdivision will add 3,010 linear feet of new street to the city. The proposed preliminary plat indicates streets will be constructed to Master Street Plan standard. The proposed preliminary plat indicates all lots will be filled to a minimum elevation of 264 feet and all finished floor grades will be a minimum elevation of 265.0 feet as required by City ordinance. July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-III 6 The applicant is requesting a variance from the Subdivision Ordinance to allow the placement of double frontage lots. The applicant has indicated a five foot no right of vehicular access easement along the rear of the lots. Staff is supportive of the requested variance as indicated. The no right of vehicular access will limit the number of curb-cuts on Chenonceau Boulevard, thus facilitating traffic movement on this local commercial street. The applicant is also requesting a variance to allow the placement of a six foot fence within the required setback adjacent to Chenonceau Boulevard and Buckland Road. Staff feels a fence located within the required setback should have minimal to no impact on the adjoining street. Staff is supportive of the placement of the fence as requested by the applicant. To Staff’s knowledge there are no outstanding issues associated with the proposed request. As stated the indicated lots meet the minimum requirements of the Subdivision Ordinance with the exception of the allowance for double frontage lots. Staff feels the development of the subdivision as proposed 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 and F of the above report. Staff recommends approval of the request variance to allow double frontage lots on Lot 312 and Lots 321 – 324 of the Cypress Point Subdivision Preliminary Plat. Staff recommends approval of the requested variance to allow the placement of a six foot fence within the required setback. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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 recommended approval of the request variance to allow double frontage lots on Lot 312 and Lots 321 – 324 of the Cypress Point Subdivision Preliminary Plat and the requested variance to allow the placement of a six foot fence within the required setback. Staff also recommended the applicant provide channel improvements as needed to provide for passage of the 100-year storm. July 15, 2004 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-III 7 There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 2 FILE NO.: S-285-JJJ NAME: Cypress Point Addition Lots 261 – 310 Revised Preliminary Plat LOCATION: North of Chenonceau Boulevard and West of Ranch Drive on Buckland Loop DEVELOPER: Ranch Properties, Inc Suite 300, Financial Center III Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 24.26 acres NUMBER OF LOTS: 50 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission approved a preliminary plat for this site on November 11, 1999. The applicant failed to pursue Final Platting within the time frame required by the Subdivision Ordinance; therefore, the previous plat became null and void. The applicant re-filed the plat as previously approved which was heard by the Commission at their May 9, 2002 Public Hearing. The Commission approved the plat with the requested variance to allow a minimum centerline radius of 75-feet by a vote of 10 ayes, 0 noes and 1 absent. On August 8, 2002, the Little Rock Planning Commission approved a revision to the proposed preliminary plat to allow the subdivision of 24.26 acres into 49 single-family lots. There was 4,950 linear feet of new street proposed within the development. The applicant proposed the development to be final platted in three phases. Phase I would July 15, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-JJJ 2 include Lots 261 – 283, Phase II would include Lots 284 – 299 and Phase III would include Lots 300 – 309. The average lot size proposed was 115 feet by 140 feet or 16,100 square feet. The density proposed was 2.7 units per acre; a very similar density to West Little Rock development. The 100-year flood elevation was indicated at 264.00 feet. The applicant indicated all lots would be filled to a minimum elevation of 264.00 feet and all floor grades would be a minimum elevation of 265.0 feet. All the lots within the original subdivision have been final platted. Final Plats were executed on June 2, 2003 and February 17, 2004 (Lots 261 – 309). A. PROPOSAL/REQUEST: The proposed preliminary plat is to add one lot (Lot 310) to the previously approved preliminary plat. The applicant has indicated a twenty-five foot front building line adjacent to Buckland Loop as required by the Subdivision Ordinance. The applicant has also indicated the lot size as 120-feet by 140-feet or 16,800 square feet. The indicated lot size is similar to existing lots in the area. B. EXISTING CONDITIONS: The site is currently under development with all previously approved lots having been final platted. There is a railroad line located along the northern boundary of the property and the city limits are located along the western boundary of the property. The Arkansas Baptist School is located to the south of the proposed subdivision and single-family homes are located to the southeast. West of the site is the area currently being reviewed for a single-family plat by the Commission (File No. S-285-III). All infrastructure and street improvements have been constructed adjacent to the site to city standard. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the River Valley Neighborhood Association, the Maywood Manor and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. No comment regarding the addition of one new lot. 2. Chenonceau Boulevard on this plat changes to Buckland Road when you cross the bridge into the Ranch. We recommend re-naming Chenonceau Boulevard to Buckland Road on this plat. July 15, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-JJJ 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer mains have been installed to provide service to lots according to original plat. If sewer service is required to be relocated it will be at the Developer’s expense. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed request stating there were additional items necessary to complete the review process. Staff requested the applicant provide a front building line on proposed Lot 310 as required by the Subdivision Ordinance. Public Works comments were addressed. Staff stated their issues were the same as with the previous preliminary plat. Staff stated a preliminary grading and drainage plan would be required. Staff also requested the applicant change the name of Chenonceau Boulevard at the traffic circle to Buckland Road. July 15, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-JJJ 4 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 June 29, 2004, addressing the issues raised at the June 24, 2004, Subdivision Committee meeting. The applicant has indicated a twenty-five foot front building line on the proposed lot, changed the name of the street to Buckland Road at the traffic circle and indicated a preliminary grading and drainage plan will be submitted to staff prior to construction. Staff is supportive of the proposed request. The proposed preliminary plat is to add one lot (Lot 310) to the previously approved preliminary plat. The applicant has indicated a twenty-five foot front building line adjacent to Buckland Loop as required by the Subdivision Ordinance. The applicant has also indicated the lot size as 120-feet by 140-feet or 16,800 square feet. The indicated lot size is more than adequate to meet the minimum required lot size of the Subdivision Ordinance and is similar to existing lots in the area. To staff’s knowledge there are no outstanding issues associated with the proposed request. The indicated lot width, depth and area is more than adequate to meet the minimum requirements of the existing Subdivision Ordinance and should have minimal to no adverse impact is developed as proposed. 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 a preliminary site grading and drainage plan be submitted and approved prior to construction. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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. July 15, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-JJJ 5 Staff also presented a recommendation a preliminary site grading and drainage plan be submitted and approved prior to construction. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 3 FILE NO.: S-1010-D NAME: Apple Blossom Subdivision Phase III Revised Preliminary Plat LOCATION: South of Frazier Pike on Apple Avenue DEVELOPER: College Station Community Development Corp. 4000 Gray Street Little Rock, AR 72206 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Suite 202 Little Rock, AR 72201 AREA: 25.5 acres NUMBER OF LOTS: 63 FT. NEW STREET: 1230 CURRENT ZONING: AF PLANNING DISTRICT: 24 – Sweet Home CENSUS TRACT: 40.01 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission heard a request at their December 12, 1995, Public Hearing to subdivide this 25.5-acre tract into 60 single-family lots. The proposed development included the construction of 3500 linear feet of new residential street. All streets were proposed to be constructed to Master Street Plan residential street standard with a 27-foot width; however the development did not include the placement of sidewalks along the indicated cul-de-sac streets, which would qualify as minor residential streets. The southern and eastern boundary of the tract was bounded by the Fourche Bayou, and dedication of the floodway to the City for park area was proposed. The proposed preliminary plat also indicated the dedication of a 25-foot floodway easement and public access easement was also indicated adjacent to the floodway. July 15, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1010-D 2 The proposed subdivision was to be phased with the first phase including the construction of Apple Avenue from Frazier Pike to the southern limits, Apple Blossom Cove from Apple Avenue to the western limits and the final platting of Lots 45 – 47, 59 and 60. Subsequent phases would depend of the sales of homes sites within the first phase. Lots 1, 24, 45, 46, 47, 59, 60 were final platted on September 25, 1996, and Lots 2 – 23 and 25 - 28 were final platted on November 25, 2002. A. PROPOSAL/REQUEST: The applicant is now proposing to amend the final plat to increase the number of proposed lots from 60 to 63. The applicant has redesigned the lots along Apple Avenue to increase the number of proposed lots and also increased the number of lots along Apple Blossom Cove. The average lot size proposed is 73 feet by 120 feet or 8,760 square feet and the minimum lot size proposed is 60-feet by 120-feet or 7,200 square feet. B. EXISTING CONDITIONS: A portion of the indicated streets has been constructed. There are a few new homes, which have also been developed. There is a large wooded area along the Fourche Creek, which bounds the property at the south and east. There is a cleared area south of Frazier Pike. The site is zoned AF (Agriculture and Forestry) as is the land to the west. To the north, across Frazier Pike, is a large I-2 zoned area. To the east, across Zeuber Road, is a large I-3 zoned tract. To the south, the area is outside the City Limits and not zoned. 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. All previous comment on the plat apply, except as may be modified by the approval of this revision. July 15, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1010-D 3 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 pans will need to be submitted and approved prior to the start of construction. 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 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 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 information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. July 15, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1010-D 4 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the applicant. Staff stated the request was to add three additional lots to the previously approved preliminary plat. Staff requested the applicant provide the source of title of the landowner on the proposed preliminary plat. Staff also requested Mr. McGetrick label the front building line for the proposed preliminary plat. Public Works comments were addressed. Staff stated a grading permit would be required prior to any land clearing or grading activities on the site. Staff also requested Mr. McGetrick provide a letter addressing streetlights within the proposed subdivision. 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 June 24, 2004 Subdivision Committee meeting. The applicant has indicated the source of title of the landowner on the proposed preliminary plat. The applicant has also indicated the front building line of twenty-five feet on all lots of the proposed preliminary plat. The applicant has indicated a grading permit will be secured prior to the development of any of the proposed lots and a letter addressing streetlights within the proposed subdivision will be submitted to Public Works staff for review and approval. Staff is supportive of the proposed request. The applicant is requesting to increase the number of lots from sixty to sixty-three. The average lot size proposed is 73 feet by 120 feet or 8,760 square feet and the minimum lot size proposed is 60 feet by 120 feet or 7,200 square feet. The indicated lots are adequate to meet the minimum requirements of the Subdivision Ordinance with regard to lot depth, width and area. To staff’s knowledge there are no outstanding issues associated with the proposed request. The indicated lots are adequate to meet 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. July 15, 2004 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1010-D 5 PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. There were no registered objectors present. Staff presented 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 for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 4 FILE NO.: S-1292-D NAME: Parkway West Replat Lots 9R – 11R LOCATION: on Westhaven Drive at the Wynnsong Theater DEVELOPER: LLEJ III, LLC P.O. Box 22407 Little Rock, AR 72221 ENGINEER: Roberts and Williams Associates 1501 North University Avenue, Suite 430 Little Rock, AR 72207 AREA: 5.83 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A preliminary plat was approved for the Parkway West Commons Subdivision on March 27, 1990. The proposed preliminary plat included fourteen commercially zoned lots. The lot contained in the current request was previously proposed as three individual lots with lot sizes similar to the current request. A final plat was executed for Lot 9 on July 9, 1997 including the three proposed lots as a single lot. A. PROPOSAL/REQUEST: The applicant is proposing a replat of Lot 9 Parkway West addition into three commercially zoned lots. The total area is 5.873 acres with a minimum lot size of 1.25 acres. The applicant has indicated a 25-foot front building line and a zero side yard setback. The proposal also includes a 25-foot rear yard setback. The maximum building height proposed is 35-feet. The proposed subdivision will be July 15, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1292-D 2 developed in two phases with Lot 10R being final platted in the first phase and Lots 9R and 11R being final platted in the second phase. A shared drive will be placed on the lot line of proposed Lots 10R and 11R. A single drive will be placed near the southern boundary of proposed Lot 9R. The development will share a cross access agreement as well as a cross access parking agreement. B. EXISTING CONDITIONS: The site contains a movie theater and a surface parking lot. There are two existing curb-cuts into the parking lot from Westhaven Drive. The site is bordered on each side by non-residential uses including a car rental, fast food, banking facilities, general retail and an Entergy pole storage yard. Westhaven Drive is a commercial street constructed to Master Street Plan standard including sidewalks on each side of the roadway. There is an existing access easement located along the western boundary extending to Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area business owner. All abutting property owners, the Birchwood Neighborhood Association, the Parkway Place Property Owners Association and the Gibralter Heights/Point West/Timber Ridge were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a current survey showing all improvements including the adjacent access easements to the south, and current and proposed driveway locations. 2. The proposed access easements between Lots 10R and 11R does not appear to match the current drive location. Shared driveways will be required for this plat. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: No comment received. July 15, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1292-D 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. On site fire protection may be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Barry Williams was present representing the applicant. Staff stated the request was to replat an existing lot into three lots. Staff stated the approved preliminary plat for the site included three lots but at the time of final platting the owner elected to plat this area into a single lot. Staff requested Mr. Williams provide additional information concerning the proposed and existing driveway locations. Staff stated the existing easements were not furnished on the original submission but Mr. Williams had since provided updated surveys. Mr. Williams stated the desire was to maintain the southern drive on the property line. Staff stated this was not desirable since the Sonic located next door also had a drive close to the property line. Mr. Williams stated he would work with staff to locate the driveway in an appropriate location. There was a general discussion concerning the proposed access easements and drive locations. Mr. Williams stated the desire was to maintain access for properties located to the west of the site but to relocate the easements. 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. July 15, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1292-D 4 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the existing drive locations as well as the proposed drive locations. The applicant has also indicated existing and proposed easements within the plat boundaries. The applicant has indicated a desire to maintain the southern drive on the property line. Staff is now supportive of this request. The applicant has also indicated the northern drive will be relocated to the proposed property line of Lots 10R and 11R and indicated as an access and utility easement. The applicant has also indicated the proposed plat will include a cross access parking agreement and the drives will share a common access agreement. The applicant has not indicated the southern drive as an access and utility easement. Staff feels this should be put in place since the drive is existing and has been functioning as a common access easement allowing lots located to the south adjacent to Chenal Parkway access to Westhaven Drive for several years. The proposed preliminary plat indicates a minimum lot size of 34,848; more than adequate to meet the minimum lot size for C-3, General Commercial District zoned property or 14,000 square feet. The applicant has also indicated a 25 foot front building line also adequate to meet the minimum requirement of the zoning district. Staff is supportive of the proposed request. The proposed preliminary plat indicates lot sizes adequate to meet the minimum requirements of the Subdivision Ordinance. To staff’s knowledge there are no outstanding issues associated with 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. Staff recommends the southern drive be labeled as a common access and utility easement extending from Westhaven Drive to the west and connecting with an existing access and utility easement. July 15, 2004 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1292-D 5 PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. Staff stated the applicant had submitted a letter requesting the item be deferred to the August 26, 2004 Public Hearing. Staff stated the request would require a waiver of the By-Laws with regard to the timeliness of the request. Staff stated they were supportive of the By-Law waiver and the deferral request. A motion was made to waive the By-Laws with regard to the timeliness of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to defer the item to the August 26, 2004 Public Hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 5 FILE NO.: S-1316-A NAME: Walkins Addition Replat Lots 1 and 4 Block 7 and Lots 1 – 3 Block 8 LOCATION: 1400 East 28th Street DEVELOPER: Old Dominion Box Company, Inc. P.O. Box 680 Lynchburg, VA ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 8.53 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: I-2, Light Industrial District PLANNING DISTRICT: 7 – I-30 CENSUS TRACT: 5 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced side yard setback. 2. A waiver of right-of-way dedication and one-half street improvements. BACKGROUND: The Little Rock Planning Commission reviewed and approved a replat of this site at their July 12, 2001 Public Hearing. The proposed replat involved part of Lot 1 and Lot 4, Block 7, Watkins Addition, part of Lots 1 – 3, Block 8, Watkins Addition and part of Lots 11 – 20, Block 3, National Park Subdivision. The applicant proposed to replat these lots and pieces of lots into two (2) lots. The resulting lots would be Lot 4R, Block 7 and Lot 2R, Block 8, Watkins Addition. The site contained two existing industrial buildings (and a small accessory building) on the site. The end result of the replat would be that each industrial building would sit on a separate lot. As part of the proposed replat, the applicant requested a variance and a waiver. The variance was from the minimum required side yard setback in the I-2 zoning district. July 15, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1316-A 2 The zoning requires a minimum side yard setback of 15-feet. The new lot line between the two existing buildings created an 11 foot side setback for Lot 2R Block 8 and a 13 foot side yard setback for Lot 4R, Block 7. Some of the existing property lines extend through the buildings. The Board of Directors approved a requested waiver of right-of-way at their August 21, 2001, Public Hearing by the adoption of Ordinance No. 18,534. The applicant also requested a waiver of half street improvements for a very small area of East 28th Street and East 30th Street. The two proposed lots had a small amount of frontage of East 28th Street, with a portion of Lot 4R, Block 7 having frontage on East 30th Street. The applicant requested the waiver based on the fact that the improvements would serve no real purpose and be of no benefit to the general area. The applicant also dedicated an easement (60-foot radius) at the end of East 28th Street, in case a turnaround at the end of the street was ever deemed necessary. Per Section 31-94(e) a preliminary plat shall be effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing. The applicant failed to meet this requirement or request a time extension from the Commission to allow additional time for final platting, thus voiding the previously approved preliminary plat. A. PROPOSAL/REQUEST: The applicant has indicated a desire to move forward with the final platting process. The proposed preliminary plat is exactly as was previously approved. The proposed preliminary plat will require a side yard setback variance; as indicated both buildings exist. The Board of Directors previously approved the waiver of street improvements and right-of-way dedication, which expired plat with the previous plat. This new plat will also require a waiver of right-of-way dedication. B. EXISTING CONDITIONS: There are two existing office/warehouse structures on the site, with areas of gravel and paved parking. There are industrial uses to the west and to the north across East 28th Street. There is additional I-2 zoned property to the east and south, with a railroad right-of-way along these boundaries. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Community Outreach Neighborhood Association, the East of Broadway Neighborhood Association and the Hanger Hill Neighborhood Association were notified of the public hearing. July 15, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1316-A 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed dedication of a new cul-de-sac is acceptable, however, the geometry should provide for a smooth transition back into the 28th Street right-of-way. Property corners should stop at the new right-of-way. A paved 40-foot diameter cul-de-sac should be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains located on property. Sewer mains must be shown on plat with adequate easements to allow for operation and maintenance of the existing system. 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. Fire and domestic service to the two lots will need to be split as they are served off combined services at this time. Each lot will be required to have a separate connection to the public main that does not cross another parcel. This may require installation of a water main extension. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. July 15, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1316-A 4 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Pat McGetrick was present representing the applicant. Staff stated the request was previously approved for platting but the time had expired for final platting so the applicant was resubmitting the request. Staff requested Mr. McGetrick provide additional information concerning source of title, source of water, proposed means of wastewater disposal and the zoning classification within the plat boundary and of abutting areas. Public Works comments were addressed. Staff stated the proposed dedication of a new cul-de-sac was acceptable but requested the applicant provide a smooth transition back into 28th 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 preliminary plat to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicted the source of title, the source of water, the proposed means of wastewater disposal and the zoning classification within the plat boundary and of abutting areas. The applicant has also indicated a smooth transition back into 28th Street from the proposed cul-de-sac. Staff continues to be supportive of the proposed request. As a part of the replat, the applicant is requesting a variance for the minimum side yard setback requirements for the two existing buildings. The minimum side yard setback in I-2 zoning district is 15 feet. The new lot line between the proposed lots is 11-feet from the building on Lot 2R, Block 8 and 13 feet from the building on Lot 4R, Block 7. Based on the fact that the two existing buildings have lot lines which run through them and the proposed replat will eliminate that situation, staff supports the variance request. The building will have only a corner relationship with the new dividing lot line. The applicant also requested a waiver of half street improvements for a very small area of East 28th Street and East 30th Street. The two proposed lots had a small amount of frontage of East 28th Street, with a portion of Lot 4R, Block 7 having frontage on East 30th Street. The applicant requested the waiver based on the fact that the improvements would serve no real purpose and be of no July 15, 2004 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1316-A 5 benefit to the general area. The applicant also dedicated an easement (60-foot radius) at the end of East 28th Street, in case a turnaround at the end of the street was ever deemed necessary. Staff is supportive of this request. Otherwise, to staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels that the replat is appropriate, as it takes two existing buildings and places then on individual lots for separate ownership. The proposed replat should have no adverse impact on the general area. 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 side yard setback for the two existing industrial buildings. The canopy (covering the sidewalk) which connects the two buildings and crosses the proposed lot line must be removed prior to the replat being signed by staff and recorded by the County. Staff recommends approval of the requested waiver of right-of-way dedication and one-half street improvements as requested by the applicant. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. There were no registered objectors present. Staff presented 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 variance to allow a reduced side yard setback for the two existing industrial buildings. Staff recommended the canopy (covering the sidewalk), which connects the two buildings and crosses the proposed lot line must be removed prior to the replat being signed by staff and recorded by the County. Staff also presented a recommendation of approval of the requested waiver of right-of- way dedication and one-half street improvements as requested by the applicant. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 6 FILE NO.: S-1438 NAME: Treadway’s Replat LOCATION: 1115 Jefferson Street DEVELOPER: Robert P. Treadway 1115 Jefferson Street Little Rock, AR 72204 ENGINEER: Blaylock-Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.32 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 18 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced front building line. 2. A variance to allow a reduced rear yard setback. 3. A variance to allow a reduced side yard setback. A. PROPOSAL/REQUEST: The applicant is requesting the replat of Lots 1 and 2, Block 30 of the Cunningham’s Addition to the City of Little Rock. The lots currently contain individual buildings, which were constructed over lot lines several years ago. The indicated lots are currently zoned C-3 which typically requires a 100-foot lot width, 14,000 square foot lot area and setbacks of 25-feet front yard, 25-feet rear yard, a 15-feet side yard setback when adjacent to residential zoned property and a zero side yard setback when abutting a like zone. The proposed plat indicates lot widths of 85-feet and 55-feet, a lot area of 8,500 square feet and 5,500 square feet and reduced front, side and rear yard setbacks. July 15, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1438 2 The proposed site plan indicates a front building line of 30.7 feet on proposed Lot 1R and a 18.2 feet front yard building line for proposed Lot 2R. The rear yard setback for proposed Lot 1R is 18 feet and for proposed Lot 2R is 6 feet. The side yard setbacks for Lot 1R is 29.5 feet and 26 feet and the side yard setback for proposed Lot 2R is 4.6 feet and 15 feet. The applicant is requesting the required improvements be tied to redevelopment of each individual lot. In addition the applicant is requesting a three year deferral of the required street improvements associated with the redevelopment of proposed Lot 2R. The applicant is also requested an in-lieu contribution based on fifteen percent of the total building addition cost to be paid at the end of the three year deferral. B. EXISTING CONDITIONS: The site contains two non-residential buildings one accessed from West 12th Street, the second from Jefferson Street. West 12th Street is a recently resurfaced four lane roadway with turn-lanes at intersections. Jefferson Street is a narrow roadway with open ditches for drainage and no sidewalk, curb or gutter in place. To the north of the site are single-family homes and to the southeast and southwest are non-residential retail uses. Across West 12th Street is a multi- family development, (Madison Heights) with the first phase completed and the second phase being considered for construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Oak Forest Neighborhood Association, the Forest Hills Neighborhood Association, the War Memorial Neighborhood Association, the Hope Neighborhood Association and the Movers and Shakers Neighborhood Crime Watch Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 12th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35-feet from centerline (reduced standard right-of- way) will be required. 2. The proposed land use would classify Jefferson Street on the Master Street Plan as a commercial street. Dedicate right-of-way 30-feet from centerline. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 4. With final platting, provide design of street conforming to the Master Street Plan. Construct one half of a 36-foot street with curb and gutter on Jefferson July 15, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1438 3 Street and reconstruct curb on 12th Street. 5. With construction, remove both aprons near the intersection of 12th and Jefferson Street. A shared driveway between the two lots should be platted on Jefferson Street. 6. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 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). Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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: (June 24, 2004) The applicant was present representing the request. Staff stated the request was to replat two existing lots redefining the lot lines. Staff noted there were variances being requested as a result of the replat. July 15, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1438 4 Public Works comments were addressed. Staff stated the replat would trigger the requirement for right-of-way dedication and street improvements. Staff stated these improvements would be to Jefferson Street and to West 12th Street. Staff also requested the applicant remove the existing drives along West 12th Street and both take access from a shared drive on Jefferson Street. The applicant did not agree with this request. He stated the drives were functioning well for his business and he would like to maintain the two drives. Staff suggested the applicant contact Public Works staff to discuss alternatives. Staff stated the proposed street improvements could qualify for an in-lieu contribution and possibly a hardship in-lieu contribution. Staff stated if the improvements were not substantial, a fifteen percent fee based on building construction cost could be accepted. 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 June 24, 2004 Subdivision Committee meeting. The applicant has indicated a dedication of right-of-way along West 12th Street and Jefferson Street as requested. The applicant has also indicated a desire to retain the driveway locations along West 12th Street and Jefferson Street for proposed Lot 1R and a separate drive on Jefferson Street for proposed Lot 2R. The applicant is requesting a deferral of required street improvements. The applicant is requesting the improvements be tied to redeveloping of each individual lot and the applicant is requesting an in-lieu contribution for the required street improvements at the time of redevelopment. The applicant is requesting the in- lieu be based on a fifteen percent of construction cost at the time of redevelopment. The applicant has contacted the Little Rock Fire Department concerning the placement of a fire hydrant. The Fire Department has determined a fire hydrant will not be required as a result of the proposed platting or redevelopment of the site. The applicant is requesting several variances from the Subdivision Ordinance to allow the creation of the proposed lots. The applicant is requesting variances to allow a reduced setback for the front, rear and side yard setback requirements. The applicant is proposing a 4.6 foot side yard setback along the northern property line of proposed Lot 2R. The applicant is requesting a 6 foot rear yard July 15, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1438 5 setback and a 18.2 foot front building line adjacent to Jefferson Street for proposed Lot 2R. The indicated setbacks for proposed Lot 1R are adequate to meet the minimum requirement for C-3, General Commercial District zoned property. The applicant has indicated lot widths of 85 feet for proposed Lot 1R and 55 feet for proposed Lot 2R. The indicated lot widths are not adequate to meet the minimum lot widths for C-3, General Commercial District zoned property or 100 feet. The indicated lot area for proposed Lot 1R is 8,500 square feet and proposed Lot 2R is 5,500 square feet. The typical minimum required lot area for C-3, General Commercial District zoned property is 14,000 square feet. Staff is not supportive of the proposed preliminary plat. Staff feels to allow the creation of the lots as indicated will further exacerbate an existing problem of parking. The applicant is requesting the preliminary plat to allow an expansion of the existing church facility located on proposed Lot 2R. With the expansion of the church there will be fifteen feet located to the south of the building available for on-site parking. This is not adequate for a parking area and allow for backing and turning around of vehicles. The church currently uses a vacant lot located to the north of the site, which is zoned R-3, Single-family and an area located to the west, which is also zoned C-3, General Commercial District. The vacant lot is not paved and not zoned appropriately for parking by the church. Staff feels the redevelopment of the site as proposed would be overbuilding the site and the requested preliminary plat should not be approved as filed. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Staff stated if the Commission approved the request the site would not contain parking and more specifically once the expansion was in place there would not be any land area available for parking. Staff stated with the creation of the lot without parking the Commission would be creating a variance in which the applicant would be required to seek relief from the Board of Adjustment. Staff stated the applicant was also requesting a waiver of street improvements to West 12th Street and to Jefferson Street. The applicant stated they were a small church with a large number of low income members. The applicant stated the church was a new church and their resources were limited. He stated with the required street improvements and the building addition this July 15, 2004 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1438 6 would create a financial hardship on the church therefore they were seeking a waiver of the required improvements. There was a general discussion concerning the proposed request. Commissioner Rector questioned staff’s objections. Staff stated the development was overbuilding the site and would not allow for on-site parking. Staff stated they felt the applicant should defer their request and revise the application to a planned development application. Staff stated with the planned development process the lack of parking could be addressed. Staff also stated the planned development would not require variances with regard to building setbacks. After a discussion with the applicant by the Commission the applicant agreed to a deferral. A motion was made to defer the item to the August 26, 2004 Public Hearing. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 Recuse (Chairman Mizan Rahman) July 15, 2004 ITEM NO.: 7 FILE NO.: S-1439 NAME: The Willows Preliminary Plat LOCATION: on the Southeast corner of Woodall Lane and Taylor Loop Road DEVELOPER: Mike Stalcup 5044 South Katillus Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.0 acres NUMBER OF LOTS: 12 FT. NEW STREET: 500 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced front building line adjacent to a residential street. 2. A variance to allow a reduced side yard setback. 3. A variance to allow a six foot fence within the required setback along Taylor Loop Road. A. PROPOSAL/REQUEST: The site contains approximately three acres and the applicant is proposing to subdivide this tract into 12 single-family lots. The applicant has indicated a 20- foot front building line adjacent to the proposed residential street and a 30-foot building line adjacent to Taylor Loop Road. The applicant is also requesting a reduced side yard setback of five feet for all proposed lots. The applicant has indicated the requested variances would allow for the creation of the patio home community the developer desires to construct. July 15, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1439 2 The applicant has indicated a single subdivision identification sign consistent with signage allowed for single-family subdivision development. The applicant has also indicated a wall will be placed on the facing corner to allow an illusion of a gated community. The proposed sign will not exceed thirty-two square feet in area with a maximum height of six feet. The applicant is requesting a variance to allow the placement of a six foot fence within the required building setback adjacent to Taylor Loop Road. A no vehicular access easement has been indicated along the rear of each lot abutting the private drives of Lucky Lane and Woodall Lane. B. EXISTING CONDITIONS: The site is vacant and grass covered. Lucky Lane and Woodall Lane are unimproved roadways the width of a driveway. The area is very rural in character with a scattering of site built and manufactured homes. The area to the east is vacant with a tree canopy as is the area to the south. Taylor Loop Road is an unimproved roadway with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Westchester/Heatherbrae Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication and boundary street improvements for Taylor Loop Road meet Master Street Plan requirements. 2. A Sketch Grading and Drainage Plan will be required per Section 29-186(e). Show the location and size of all storm sewers. Easements for off-site discharge of storm water will be required. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. To the north and south of the proposed plat are existing private drives with existing utilities and pavement located on the plat. Woodall Lane apparently has only a 10-foot easement width and Lucky Lane appears to be just a driveway that encroached onto the property. An additional dedication for July 15, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1439 3 private access and utility easement should be provided on each side. This area should not be shown as open space. 6. Prepare a letter of pending development addressing streetlights as required per Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for additional information regarding street light requirements. 7. Provide a survey showing current ownership of this property and all adjacent parcels. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for all lots. 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. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Landscape: No comment. July 15, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1439 4 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item indicating there were additional items necessary to complete the review process. Staff requested the applicant provide information concerning the proposed subdivision signage. Staff stated typically subdivisions were only allowed one sign. Staff also requested the applicant provide the function of “Tract A” currently indicted as open space. Staff noted the area contained an existing sewer easement and the area served as a driveway to adjoining homes. Mr. White stated he would work to resolve the issue. He stated it was possible the area could be deeded to the adjoining property owners. Public Works comments were addressed. Staff stated drainage and grading plans would be required. Staff stated it appeared a large amount of water was exiting the site from the northeast corner and there was a concern of potential down stream flooding. Staff also stated boundary street improvements to Taylor Loop Road would be required. 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 June 24, 2004, Subdivision Committee meeting. The applicant has indicated a single subdivision identification sign consistent with signage allowed for single-family subdivision development. The applicant has also indicated a wall will be placed on the facing corner to allow an illusion of a gated community. The proposed sign will not exceed thirty-two square feet in area with a maximum height of six feet. Staff is supportive of the indicated subdivision signage and the placement of the reflecting wall on the facing lot. The applicant has indicated the average lot size of 60-feet by 125-feet or 7,500 square feet. The applicant has indicated a five foot no vehicular access easement along the rear of the proposed lots limiting access from the adjoining private streets, Lucky Lane and Woodall Lane. Staff is supportive of the placement of the no vehicular access and the indicated lot sizes. The proposed lots also indicate a 20-foot front building line adjacent to the proposed residential street and a 30-foot platted building line adjacent to Taylor Loop Road. Proposed Lots 6 and 7 indicate a 20-foot front building line adjacent to the proposed “hammer head” turn-around. July 15, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1439 5 The applicant has indicated Tract A will be maintained as an access and utility easement. Staff is supportive of the Tract A being maintained as an access and utility easement since the area has been functioning in this manner for several years. Staff is supportive of the requested variance to allow a 20-foot front building line adjacent to the interior residential street. Staff feels the building line should allow sufficient maneuvering room for service vehicles at the end of the “hammer head” turn around. Although, this is five feet less than the typical minimum ordinance standard staff feels the placement of the twenty feet along this short residential street should be adequate. The proposed development will not generate a great amount of traffic and it is unlikely the street will be extended to the east. The applicant has also requested a variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. Staff does not feel the placement of a fence in this location will cause any conflicts or traffic concerns. Staff is supportive of this request. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the requested variance should have minimal to no adverse impact on adjoining properties and residences. 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 building line adjacent to the interior residential street. Staff recommends approval of the requested variance to allow a reduced side yard setback of five feet for the proposed subdivision. Staff recommends approval of the requested variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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. July 15, 2004 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1439 6 Staff presented a recommendation of approval of the requested variance to allow a reduced front building line adjacent to the interior residential street, the requested variance to allow a reduced side yard setback of five feet for the proposed subdivision and the requested variance to allow the placement of a six foot fence within the required setback adjacent to Taylor Loop Road. Staff also presented a recommendation the applicant provide a storm water drainage plan for approval prior to construction including provision for an acceptable off site drainage easement. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 8 FILE NO.: S-1440 NAME: Bella Rosa Estates Subdivision Preliminary Plat LOCATION: on the Southwest corner of Snyder Creek and Bella Rosa Drive DEVELOPER: Clint Wilson 11101 Rodney Parham Road Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 9.39 acres NUMBER OF LOTS: 19 FT. NEW STREET: 750 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow the development of the subdivision with private streets. 2. A variance to allow an eight-foot tall privacy fence around the proposed development. 3. A variance from the Storm Water Detention Ordinance requirements. A. PROPOSAL/REQUEST: The property contains 9.4 acres and is located south of Cantrell Road and West of Bella Rosa Drive. The property is proposed to be subdivided into 19 single- family lots and developed with private streets. The proposed preliminary plat indicates street improvements will be constructed to Bella Rosa Drive per the Master Street Plan. The applicant has indicated three of the proposed lots will front on Bella Rosa Drive, but take access from a private drive in the rear of the lots. July 15, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1440 2 The applicant has indicated an average lot size of 85-feet by 140-feet or 11,900 square feet. The proposed development will add 750 linear feet of new private street. The applicant has indicated the development will be a private subdivision with a gated entrance. The proposed preliminary plat indicates a divided entrance with a minimum gate opening of twenty-feet. The proposed preliminary plat indicates a gate along with a turn-around at the key pad to allow for persons not entering the subdivision to exit the development. The developer is requesting an eight-foot privacy fence along the eastern, southern and western perimeters similar to that approved for other subdivisions in this area. The developer would like to request a waiver of the storm water detention requirements for the site. The property fronts on Snyder Creek, which has mapped floodway and floodplain adjacent to this property. B. EXISTING CONDITIONS: The site is vacant and tree covered with a large creek located along the northern boundary. There are single-family homes located to the east and south of the site along Bella Rosa Drive. To the north of the site is a vacant tract zoned PCD recently approved for an office-warehouse development. To the west of the site are single-family homes located along Forest Lane, Woodall Lane and Lucky Lane all private drive. Bella Rosa is a narrow roadway with open ditches for drainage. As stated Forest Lane is a private drive and is unimproved with large potholes and chipped asphalt. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident indicating support. All abutting property owners, the Westchester/Heatherbrae Property Owners Association and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808 for additional information. Wilson Cove must be renamed. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to any construction. July 15, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1440 3 3. In accordance with Section 31-176, floodway areas must be shown as floodway easement or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 4. The keypad entrance island must be located at least 3 car lengths off right-of- way of Bella Rosa Drive. Contact Traffic Engineering, Nat Banihatti (501) 379-1818 pertaining to gate design and street width. 5. Tract A should be shown as a private access and utility easement. 6. Public Works cannot provide waste collection service on the private drive access easement as now designed. Street must be 24-feet wide and a standard 80-foot tee provided for a turn-around. A turn around must be provided at the end of the access easement. 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. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 9. Storm water detention ordinance applies to this property. Show the location of the storm water detention basin. 10. Easements are required for all storm water entering and leaving the property. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for addition information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for all lots. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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. 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 will be required in order to provide service to this property. Fire Department access to Lots 18 and 19 may be unacceptable. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate July 15, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1440 4 pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Additional fire hydrants may be needed. Contact the Little Rock Fire Department at 918-3700 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: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed application indicating there were additional items necessary to compete the review process. Staff requested Mr. White remove proposed Tracts 2A, 2B and Tract 3 if they were previously recorded tracts. Staff also indicated Tract “A” was shown as an open space tract. Staff stated the Tract served as a private drive to residences and there was an existing easement located within the Tract and the Tract could not function as open space. Staff stated the plan indicated a floodway dedication but not the twenty-five foot easement required. Staff requested the applicant indicate the required easement adjacent to the floodway. Staff stated the indicated driveway was not sufficient to provide garbage collection. Mr. White stated the driveway width was similar to alley standards. Staff stated the truck could not turn-around with the indicated driveway configuration. Mr. White stated he would review the design and work with staff to resolve any outstanding issues. Staff also requested the applicant provide additional information concerning the proposed drainage and detention plan. Staff noted the indicated keypad did not allow sufficient stacking space at the proposed gate 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. July 15, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1440 5 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated Tract A will be dedicated to property owners located to the south which have been using the area as a private drive. Tracts 2A, 2B and 3 have been removed from the proposed preliminary plat since they are Tracts which have been in existence for more than ten years. The applicant has indicated the floodway will be dedicated to the City and the applicant has also indicated a twenty-five foot easement adjacent to the floodway as required by city ordinance. The applicant is requesting a variance from the Storm Water Detention Ordinance. The applicant has indicated all storm water will be channeled to the creek. Staff is supportive of the applicant’s request. Staff does not feel storm water detention critical to the site since the water can be channeled to the creek and have minimal to no impact on adjoining properties. The applicant is requesting the proposed 18 foot private drive along the rear of Lots 15 – 18 be maintained. The applicant has indicated the drive will be extended to connect to the proposed cul-de-sac (Bella Rosa Cove) to allow access for garbage collection and fire protection. Staff is supportive of this request. The applicant has not allowed sufficient space for stacking of three automobiles at the keypad entrance. Staff recommends the applicant relocate the keypad and gates further west to allow for a minimum of sixty feet and sufficient area for the stacking of three automobiles waiting to enter the subdivision. The applicant is requesting a variance to allow the development of the subdivision with private streets. The applicant has indicated streets will be developed to Master Street Plan standard for residential streets. The applicant has also indicated street improvements will be installed to Bella Rosa Drive per the current Master Street Plan standard. Staff is supportive of this request. The applicant has also requested a variance to allow the placement of an eight- foot fence around the proposed subdivision. The applicant has indicated a wrought iron fence will be placed along Bella Rosa Drive and an opaque screen will be placed around the southern and western perimeters. A four foot wrought iron fence is proposed adjacent to the creek along the northern perimeter outside the twenty-five foot floodway easement. Staff is supportive of the proposed preliminary plat. The applicant has indicated an average lot size of 85 feet by 140 feet or 11,900 square feet. The indicated lot sizes are adequate to meet the typical minimum required lot sizes per the July 15, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1440 6 Subdivision Ordinance. The applicant has redesigned the proposed streets to minimized staff’s concerns with garbage collection and fire truck access. 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 applicant’s request to allow the development of the subdivision with private streets. Staff recommends approval of the requested variance to allow an eight foot fence to be located on the eastern, southern and western perimeters of the site. Staff recommends approval of the requested variance from the Storm Water Detention Ordinance requirement. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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 applicant’s request to allow the development of the subdivision with private streets, the requested variance to allow an eight-foot fence to be located on the eastern, southern and western perimeters of the site stating all fencing must be located outside the floodway and the requested variance from the Storm Water Detention Ordinance requirement. Staff stated a twenty-five foot floodway easement was required in all locations including Lot 14. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 9 FILE NO.: S-1441 NAME: Ranch Highlands Subdivision Preliminary Plat LOCATION: on the Northeast corner of Cantrell Road and Valley Ranch Drive DEVELOPER: FCC Grass Farms Partnership Suite 300, Financial Center III Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.68 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: O-3, General Office District PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to subdivide 5.69 acres into two non-residential lots. The lots are currently zoned O-3, General Office District and the applicant has indicated the one hundred foot required building line along Cantrell Road and a thirty-foot building line along Valley Ranch Drive. The proposed lots are 1.78 acres and 3.91 acres; sufficient to meet the minimum requirements of the Subdivision Ordinance of 14,000 square feet for O-3, General Office District zoned property. The 3.91 acre lot lies within the Highway 10 Design Overlay District which typically requires a minimum lot size of two acres and a 100-foot building line. The applicant has indicated setbacks per the zoning ordinance for the side and rear yard. July 15, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1441 2 B. EXISTING CONDITIONS: The site is vacant and grass covered with a scattering of trees. Valley Ranch Drive is newly constructed without sidewalks in place. Other uses in the area include a commercial node to the east including two auto repair businesses, a liquor store, a restaurant, a printing company and a church. The area to the west is vacant and zoned O-1, Quiet Office District. The area to the north is also vacant and zoned O-3, General Office District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the River Valley Neighborhood Association, the Maywood Manor and the Johnson Ranch Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan with future commercial building permits. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On site fire protection may 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 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. July 15, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1441 3 Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented a brief overview of the proposed subdivision and requested the applicant provide additional information to complete the review process. Staff requested the applicant provide the source of title of the landowner, the average size of the proposed lots, the minimum lot size and the names of recorded subdivisions abutting the proposed plat area. Staff also requested the applicant provide the zoning classification of the proposed plat area. Public Works comments were addressed. Staff stated the street was currently constructed to standard but sidewalks would also be required in accordance with the Master Street Plan prior to final platting. 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 June 24, 2004 Subdivision Committee meeting. The applicant has provided the source of title of the landowner, the average size of the proposed lots, the minimum lot size and the names of recorded subdivisions abutting the proposed plat area. The applicant has also provided the zoning classification of the proposed plat area The proposed site is currently zoned O-3, General Office District which allows office development and allows a minimum lot size of 14,000 square feet. Proposed Lot 2 lies within the Highway 10 Design Overlay District which typically requires a minimum lot size of two acres and a one hundred foot building line. July 15, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1441 4 The applicant has also indicated a front building line for proposed Lot 1 is thirty- feet, which is more than adequate to meet the minimum ordinance standard. (The ordinance typically requires a front building line of twenty-five feet.) Staff is supportive of the proposed request. The indicated lot size, setbacks and front building line are adequate to meet the minimum requirements of the ordinance. To staff’s knowledge there are no outstanding issues associated with 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. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 10 FILE NO.: Z-4336-T NAME: Arkansas Children’s Hospital Zoning Site Plan Review LOCATION: on the Northwest corner of West 9th Street and Battery Street DEVELOPER: Arkansas Children’s Hospital 800 Marshall Street Little Rock, AR 72202-3591 ENGINEER: The Wilcox Group 2222 Cottondale Lane, Suite 100 Little Rock, AR 72202 AREA: 5.12 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 CURRENT ZONING: O-2, Office and Institutional District PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 10 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced front building line. 2. A variance to allow a reduced side yard setback. 3. A variance to allow an increased building height. 4. A variance to allow a reduced landscape buffer adjacent to Battery Street. 5. A variance to allow a roof mounted sign. BACKGROUND: The Little Rock Planning Commission reviewed a rezoning request for the site at their March 25, 2004, Public Hearing and provided a recommendation of approval to the Board of Directors at their May 4, 2004, Public Hearing. The Board of Directors adopted Ordinance No. 19,089 rezoning 5.29 acres from various zoning classifications to O-2, Office and Institutional District. July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 2 A. PROPOSAL/REQUEST: The proposed development consists of a four story office building totaling 114,250 gross square feet (28,560 gsf/floor) and associated site improvements. The building will strictly house office space for professional and support staff of the hospital, and will not be clinical in nature. The proposal calls for connections east to the hospital by both a pedestrian sky-bridge at the Fourth Floor, and an underground pedestrian tunnel constructed under Battery Street at the first floor. The proposed building is to be located in a two-block area at the northeast corner of the existing hospital owned property bounded by I-630 on the north, Battery Street on the east, Maryland Avenue on the south, and South Schiller Street on the west. This property was recently rezoned to O-2, Office and Institutional District (Ordinance No. 19,089 dated May 4, 2004). The building is sited north-south to align the new office building corridor and pedestrian bridge with an existing hospital corridor, resulting in the north edge of the building meeting the required 25.00 setback from the property line. However, the margin is close, so to ensure that the north face is not out of compliance, the applicant is requesting a variance of 5.00 feet to the required 25.00 foot setback, creating a 20.00 foot setback. The site slopes down east to west, and the first floor of the building is tucked into grade on the east such that only three floors are above grade at Battery Street. A new service/delivery dock for the hospital is planned at the west end of the building at the first floor which is accessed by a new service drive along the north and west edges of the property. To accommodate the loading dock in a sensitive manner to existing grades, the east face of the building is proposed to set five feet from the property line at Battery Street. This request will necessitate consideration of a variance to the required 25.00 foot setback and to the minimum zoning buffer width of six feet ten inches. The applicant has indicated the street edge is complementary to the urban setting of the campus (similar to UU zoning) and is consistent with the existing development of the hospital (and its relationship to the street). The applicant notes that with respect to the setback and minimum zoning buffer, the portion of the building that projects to within 5.00 feet of the property line is only 20.00 feet in length; the balance of the east façade is setback approximately 8.5 feet and 19.50 feet respectively from the property line. The planned construction staging will essentially occupy the east half of the site, and is generally indicated on the revised site plan. Additionally, as requested by City staff, a 20.00 foot radial dedication of right-of-way will be provided at the intersection of Maryland Avenue and Battery Street. July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 3 The dumpster serving the facility will be located behind a screen wall at the northeast corner of the service lot as indicated on the site plan. Miscellaneous building support equipment such as the emergency generator and transformer will be located behind a screen wall at the north end of the service as indicated on the site plan. A timeline of twelve months for construction is planned from end of July 2004 to July 2005, during which approximately 245 parking spaces will be displaced. The displaced parking will be offset by the lease of off-site, parking spaces by the hospital in an existing commercial parking deck. The property, which currently contains 435 parking spaces (11 handicap), will provide 249 parking spaces (13 handicap) once developed. The proposed layout of the parking generally follows the existing configuration, and maintains the existing curb cut entrances along Maryland Avenue. The impact of construction and grading on the existing east parking lot will necessitate a general reconstruction. This lot will be reconstructed to accommodate the minimum landscape strip of six feet nine inches along Maryland Avenue and Battery Street. The existing west parking lot, with few exceptions, will generally remain in its current configuration. The proposal calls for connections east to the hospital by both a pedestrian sky- bridge at the Fourth Floor, and an underground pedestrian tunnel constructed under Battery Street at the first floor. The pedestrian bridge design currently anticipates three piers for structural support. The location at the fourth floor will provide ample clearance over Battery Street. The tunnel beneath Battery Street is planned for both pedestrian and utility circulation between the new office building and the existing hospital campus. The construction of this tunnel will necessitate the temporary closure of Battery Street for up to three months time. The design for the proposed Professional Office Building calls for a four story, post-tensioned concrete structure with a 13.0 foot floor-to-floor height. The first floor will be at grade on Battery Street. The proposed four story building exceeds the 45.00 foot allowable height for the O-2 zoning district. The indicated design will necessitate consideration of a variance to the allowable building height. Due to elevations of the site the proposed top of the roof from grade ranges from 41.00 feet to 51.50 feet on the Battery Street side and 52.00 feet to 62.50 feet on the Schiller Street side. Due to the prominence of the proposed building site as viewed for the west, the applicant is requesting that the original west building façade be enhanced to project a professional, appealing image to those traveling along I-630. The July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 4 proposed solution includes both typical signage and architectural features to achieve the aesthetic, which the applicant feels is engaging and stimulating, yet conceived in a professional manner appropriate to the institution. The proposed design calls for a 10-foot diameter, internally illuminated sign incorporating the hospital’s logo. The sign would be wall mounted toward the top of the west stair tower. The sign area is proposed at 80 square feet and the façade area is 7,200 square feet. The current design proposes to incorporate the hospital name (“Arkansas Children’s Hospital”) through the use of the independently mounted letters (along a projecting cornice), which extend above the west parapet. This is the hospital’s preferred method for mounting the lettering. However, an acceptable method – if required by the City – would be to mount the independent letters on the cornice in front of the parapet, such that they do not project above the west façade. In either case, the letters will be illuminated (either internal or “halo” lighting). The sign area proposed with a maximum letter height of five feet by sixty feet if 300 square feet. The total façade area is 7,200 square feet. The applicant is also proposing an architectural panel. Once unique, central feature of this façade is the incorporation of a semi-transparent architectural panel. It is conceived that this panel would incorporate a “subtle” artwork overlay of a child, and would be illuminated in the evenings – perhaps even dynamically such that the color would change as time progresses. The panel would be constructed from either translucent fabric or polycarbonate panels over a steel frame. The panel area proposed is a maximum width of 16-feet and a maximum height of 39-feet. The total façade area is 7,200 square feet. The applicant has indicated a single ground mounted sign. The updated design indicates a proposed building/way finding “L” shaped sign of approximately 36 square feet (each side) at the intersection of Battery Street and Maryland Avenue. The applicant has indicated the maximum height of six feet in height and a sign area of six feet to contain signage on each side. The applicant has indicated construction staging will take place in the Northeast quadrant of Block 19 bounded by West 11th Street and Battery Street for general construction staging. In addition the applicant is also using the Northeast quadrant of Block 9 bounded by 13th Street and Wolfe Street for temporary construction staging during the additions to the ACH Research Institute. B. EXISTING CONDITIONS: The site contains a surface parking lot to serve the employees of Arkansas Children’s Hospital bounded by the I-630 right-of-way, Battery Street, Maryland Avenue and Schiller Street. There are hospital and office facilities located to the July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 5 east and south of the proposed site also owned by Arkansas Children’s Hospital. There is a high-rise residential tower owned by the Housing Authority located to the southeast of the site. There are single-family homes located to the south and west along Summit Street and along Schiller Street. The streets are currently in place around the area; some with sidewalk and some without. Curb and gutter is in place along most streets. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call in support from an area residents. All abutting property owners, the Downtown Neighborhood Association, the Capitol Hill Neighborhood Association and the Central High Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20-foot radial dedication of right-of-way is required at the intersection of Maryland and Battery Streets. A small additional right-of-way dedication may be required where the public sidewalk is located outside of the current right- of-way. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Handicap ramps that are damaged or sub-standard must also be repaired or replace. 3. A franchise ordinance from the Board of Directors will be required for the proposed tunnel and skywalk. For traffic safety, bridge piers should not be located closer than 5-feet from the back of curb. An unobstructed 5-foot wide sidewalk must also be provided. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any grading or excavation activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center-Point Energy: No comment received. SBC: No comment received. July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 6 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Construction of tunnel must allow for water main crossing at that point. On site fire protection may be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2434 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. Landscape: The average buffer width required along Battery Street is 29 feet and 9 inches, with a minimum width at any given point of 14 feet and 10 inches. The average buffer width required along Maryland Avenue is 13 feet and 10 inches, with a minimum width at any given point of 6 feet and 10 inches. The minimum width allowed by the Landscape Ordinance is 6 feet and 9 inches. These requirements take into account the 25-percent reduction allowed within the designated mature area of the city. Since this site involves the redevelopment of an existing parking lot and since the applicant is exceeding interior landscape requirements, the Commission may deem it appropriate to allow some reduction of the requirement in these two areas. Staff recommends the minimum Landscape Ordinance width requirement of 6 feet and 9 inches be adhered to. An irrigation system to water landscaped areas is 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. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Wesley Walls was present representing the request. Staff stated the request was for a zoning site plan review for the placement of an office building on the site to be used by Arkansas Children’s Hospital. Staff stated since the site was currently a parking lot used by employees, the hospital would provide off-site parking and a shuttle service during construction for employees. Staff also stated the request would involve a franchise to allow a pedestrian bridge and pedestrian tunnel over and under Battery Street. July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 7 Staff requested Mr. Walls provide the staging area on the proposed site plan along with the staging area currently being used for the office building being constructed to the south. Public Works comments were addressed. Staff stated a 20-foot radial dedication would be required at Battery Street and Maryland Avenue. Staff also stated any broken curb and gutter would be required to be replaced prior to occupancy. Landscaping comments were addressed. Staff stated the indicated landscaping did not meet the typical minimum ordinance requirements along Battery Street or Maryland Avenue. Staff stated the Planning Commission could approve a reduced landscaping strip adjacent to the parking lot but anything less than six feet nine inches in this area would require approval from the City Beautiful Commission. 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 the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the proposed as well as an existing staging area for construction. The applicant has also indicated landscaping adjacent to the proposed parking lot on Battery Street and Maryland Avenue at 6 feet 9 inches as required by the Landscape Ordinance. A 20 foot radial dedication has been indicated on the proposed site plan at the intersection of Battery Street and Maryland Avenue as requested by staff. The proposed development consists of a four story office building totaling 114,250 gross square feet (28,560 gsf/floor) and associated site improvements. The building will strictly house office space for professional and support staff of the hospital, and will not be clinical in nature. The applicant is requesting approval of a franchise agreement to allow the placement of a sky-bridge and a tunnel on Battery Street. The proposal calls for connections east to the hospital by both a pedestrian sky-bridge at the fourth floor, and an underground pedestrian tunnel constructed under Battery Street at the first floor. The proposed building is to be located in a two-block area at the northeast corner of the existing hospital owned property bounded by I-630 on the July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 8 north, Battery Street on the east, Maryland Avenue on the south, and South Schiller Street on the west. Staff is supportive of the requested franchise to allow the placement of the sky-bridge and tunnel on Battery Street. The site plan indicates the building sited north-south to align the new office building corridor and pedestrian bridge with an existing hospital corridor. The north edge of the building is anticipated to meet the required 25 foot setback but the applicant indicates the margin is close, so to ensure that the north face is not out of compliance, the applicant is requesting a variance of 5.00 feet to the required 25.00 foot setback, creating a 20.00 foot setback. Staff is supportive of this request. To accommodate the loading dock in a sensitive manner to existing grades, the east face of the building is proposed to set five feet from the property line at Battery Street. A variance to the required 25.00 foot setback and to the minimum zoning buffer width of six feet nine inches. The applicant has indicated the street edge is complementary to the urban setting of the campus (similar to UU zoning) and is consistent with the existing development of the hospital (and its relationship to the street). The applicant notes that with respect to the setback and minimum zoning buffer, the portion of the building that projects to within 5.00 feet of the property line is only 20.00 feet in length; the balance of the east façade is setback approximately 8.5 feet and 19.50 feet respectively from the property line. Staff is supportive of the applicant’s request for a reduced buffer area and a reduced building setback as indicated. The dumpster serving the facility will be located behind a screen wall at the northeast corner of the service lot as indicate on the site plan. Miscellaneous building support equipment such as the emergency generator and transformer will be located behind a screen wall at the north end of the service as indicated on the site plan within the required building setback. Staff is supportive of the indicated placement of the building support equipment in the indicated location. The applicant indicates the property, which currently contains 435 parking spaces (11 handicap), will provide 249 parking spaces (13 handicap) once developed. The typical minimum parking required for an office building containing 114,250 square feet would be 285 parking spaces. Staff does not feet the reduced number of parking spaces will have an impact on the adjoining properties. The hospital has several parking lots around the facility to allow for additional parking if parking were to become an issue. The design for the proposed Professional Office Building calls for a four story, post-tensioned concrete structure with a 13.0 foot floor-to-floor height. The first floor will be at grade on Battery Street. The proposed four story building exceeds the 45.00 foot allowable height for the O-2 zoning district. The indicated design July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 9 will necessitate consideration of a variance to the allowable building height. Due to elevations of the site the proposed top of the roof from grade ranges from 41.00 feet to 51.50 feet on the Battery Street side and 52.00 feet to 62.50 feet on the Schiller Street side. Staff is supportive of the applicant’s requested variance to allow an increased building height. The proposed building height is consistent with other office development in the area. Due to the prominence of the proposed building site as viewed for the west, the applicant is requesting that the original west building façade be enhanced to project a professional, appealing image to those traveling along I-630. The proposed solution includes both typical signage and architectural features to achieve the aesthetic. The proposed design calls for a 10-foot diameter, internally illuminated sign incorporating the hospital’s logo. The sign would be wall mounted toward the top of the west stair tower. The sign area is proposed at 80 square feet and the façade area is 7,200 square feet. The proposed design proposes to incorporate the hospital name (“Arkansas Children’s Hospital”) through the use of the independently mounted letters (along a projecting cornice), which extend above the west parapet. This is the hospital’s preferred method for mounting the lettering. However, an acceptable method – if required by the City – would be to mount the independent letters on the cornice in front of the parapet, such that they do not project above the west façade. In either case, the letter will be illuminated (either internal or “halo” lighting). The sign area proposed with a maximum letter height times the length of five feet by sixty feet or 300 square feet. The total façade area is 7,200 square feet. The indicated sign area is consistent with wall signage allowed in office zones or a maximum of ten percent of the façade area. Staff would however, recommend the parapet be extended not allowing the letters to project above the west façade. The applicant is also proposing an architectural panel. Once unique, central feature of this façade is the incorporation of a semi-transparent architectural panel. It is conceived that this panel would incorporate a “subtle” artwork overlay of a child, and would be illuminated in the evenings – perhaps even dynamically such that the color would change as time progresses. The panel would be constructed from either translucent fabric or polycarbonate panels over a steel frame. The panel area proposed is a maximum width of 16-feet and a maximum height of 39-feet. This architectural panel is not considered signage, staff is supportive of the applicant’s indicated architectural feature. The applicant has indicated a single ground mounted sign. The updated design indicates a proposed building/way finding “L” shaped sign of approximately 36 square feet (each side) at the intersection of Battery Street and Maryland Avenue. The applicant has indicated the maximum height of six feet in height and a sign area of six feet to contain signage on each side. The requested July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 10 signage is consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated construction staging will take place in the Northeast quadrant of Block 19 bounded by West 11th Street and Battery Street for general construction staging. In addition the applicant is also using the Northeast quadrant of Block 9 bounded by 13th Street and Wolfe Street for temporary construction staging during the additions to the ACH Research Institute. 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 front building line. Staff recommends approval of the requested variance to allow reduced side yard setbacks. Staff recommends approval of the requested variance to allow a reduced landscape buffer adjacent to Battery Street. Staff recommends approval of the requested variance to allow an increased building height for the proposed office building. Staff recommends the applicant mount the independent letters on the cornice in front of the parapet, such that they do not project above the west façade for the proposed signage. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Wesley Walls 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 variance to allow a reduced front building line, the requested variance to allow reduced side yard setbacks, the requested variance to allow a reduced landscape buffer adjacent to Battery Street and the requested variance to allow an increased building height for the proposed office building. July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-4336-T 11 Staff recommended the applicant mount the independent letters on the cornice in front of the parapet, such that they did not project above the west façade for the proposed signage. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 11 FILE NO.: Z-2502-A NAME: Islamic Center Short-form PD-R LOCATION: on the Southeast corner of West 40th Street and Potter Street DEVELOPER: Islamic Center for Human Excellence 1717 Wright Avenue Little Rock, AR 72203 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 5.9 acres NUMBER OF LOTS: 23 FT. NEW STREET: 0 CURRENT ZONING: MF-12 – Multi-family District ALLOWED USES: Multi-family at 12 units per acre PROPOSED ZONING: PRD PROPOSED USE: Single-family Residential, Education Building and Mosque VARIANCES/WAIVERS REQUESTED: None requested. The applicant failed to furnish staff with the requested information from the June 24, 2004 Subdivision Committee meeting. Staff recommends this item be deferred to the August 26, 2004, Public Hearing. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present. There were no registered objectors present. Staff stated the applicant had failed to furnish them with the requested information from the June 24, 2004, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the August 26, 2004, Public Hearing. July 15, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-2502-A 2 There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 12 FILE NO.: LU04-01-04 Name: Land Use Plan Amendment - River Mountain Planning District Location: Cantrell Road and Pleasant Ridge Request: Suburban Office to Commercial and Public Institutional Source: Joe White, White Daters PROPOSAL / REQUEST: Land Use Plan amendment in the River Mountain Planning District from Suburban Office to Commercial and Public Institutional. 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. Public Institutional includes public and quasi-public facilities which provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include all of the area to the south and east to Woodland Heights Road and Fairview Road. One residential structure on the southwest corner of Summit and Woodland Heights Road is proposed to be changed to Commercial while the rest of the expanded area is proposed to be changed to Public Institutional. The Public Institutional area would recognize an existing ownership. With these changes, the majority of the Suburban Office would be eliminated. EXISTING LAND USE AND ZONING: Land in the amendment area is zoned as such: land fronting Summit Road is zoned R- 2 while property fronting Woodland Heights Road is zoned O-3, General Office District. North of the site is zoned PCD, Planned Commercial District, for a shopping center that is undeveloped; to the east is zoned O-3 and is the site of medical offices; to the south is zoned R-2 CUP, Single Family Conditional Use Permit, for a Christ the King Church and school; O-3 for general offices and MF6, Multi-Family district, for apartments; and to the west is zoned R3, Single Family District, for a single family development, R-2 CUP for a religious institution and R-2 for a large lot single family house. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: October 7, 2003, a change from Transition to Mixed Office Commercial at the southwest corner of Sam Peck Road and Cantrell Road three-quarters of a mile to the west of the site to accommodate future development. July 15, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LU04-01-04 2 On February 18, 2003, multiple changes occurred: Single Family to Public Institutional and Office at Sam Peck on the north side of Cantrell three-quarters of a mile to the west, Transition to Public Institutional, Office and Single Family east of Sam Peck on the south side of Cantrell a half of a mile to the west, Transition to Office on the north side of Cantrell across the street on both sides of the Southridge intersection (not including the fire station) to acknowledge existing uses July 17, 2001, a change from Single Family to Park //Open Space to recognize Panky Park located one and one-quarter miles t the west. The Future Land Use Plans shows Suburban office for the site. To the south, southeast and easterly to I-430, the plan shows office. To the southeast is Christ the King Church and school shown as Public Institutional. To the west of the site, is area shown as Multi Family along Pleasant Ridge Road. On the northern most portion of Pleasant Ridge Road, there is an area of Office on the south side of the road and on the north is a shopping center shown as Commercial. To the north of the site is shown as Commercial. Further north across Cantrell Road at the intersection of Southridge Road, are areas of Office and Public Institutional for offices. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Pleasant Ridge and portions of Fairview Road and Woodland Heights Road are shown as Collectors. Fairview Road, Woodland Heights and Summit Road will require dedication of right-of-way and street improvements to bring them to Collector or Commercial Street standards. PARKS: There are not any proposed parks in this area. The closest park, River Mountain, is located in Walton Heights to the north. It is an undeveloped park of 378 acres. This application is not in a service deficit area as described in the Master Parks 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 Traffic and Transportation goal listed an action statement of “Amend the Master Street Plan to realign Pleasant Ridge Road with Southridge Drive - High Priority”. In the Sustainable Natural Environment Goal listed action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees. July 15, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LU04-01-04 3 These goals and objectives would not have a significant impact on the proposed land use plan amendment. ANALYSIS: West of I-430, Cantrell Road has developed more as an Office corridor with residential developments of single family subdivisions and scattered multi-family developments. Cantrell Road has established nodes of Commercial areas. This subject area is the expansion to the south of the easternmost nodes. The proposal to change to PI, Public Institutional, is to recognize existing ownership of property by Christ The King Church and school. The proposal to change to Commercial could be appropriate since it is a single large-scale development for the entire area. This commercial center proposed within the planned unit development process utilizes some of the “village concepts” with more traditional design concepts, as opposed to strip commercial development. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Walton Heights- Candlewood Neighborhood Association, Pleasant Valley Property Owners Association, Pankey Community Improvement Association, Pleasant Forest Neighborhood Association, Westbury Neighborhood Association, Westchester/Heatherbrae Property Owners Association, Secluded Hills Property Owners Association, Piedmont Neighborhood Association, River Valley Property Owners Association, Walnut Valley Neighborhood Association, Echo Valley Property Owners Association. Staff has not received any comments from area residents. STAFF RECOMMENDATIONS: Approval. PLANNING COMMISSION ACTION: (JULY 15, 2004) The item was placed on the consent agenda for deferral to the August 26, 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. July 15, 2004 ITEM NO.: 12.1 FILE NO.: Z-4411-D NAME: Pleasant Ridge Revised Long-form PCD LOCATION: South of Cantrell Road, East of Pleasant Ridge Road DEVELOPER: Pleasant Ridge Development Company, Inc 11601 Pleasant Ridge Road Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 25.71 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD and R-2, Single-family District ALLOWED USES: Shopping Center and Single-family Residential PROPOSED ZONING: Revised PCD PROPOSED USE: Shopping Center VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow an increased cut along the western property line (Fair View Road). 2. A deferral of Master Street Plan requirements for Fairview Road. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use “Neighborhood Commercial” shopping center and an accompanying office development. The site was a 12.83 acre-tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were provided. The remaining 1.35-acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by-right C-2 and C-3 zoning district uses, except that there July 15, 2004 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-4411-D 2 was to be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by-right in the O-2 and O-3 zoning district. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed the five year deferral of street improvements (or until development on the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant began the development of a Final Development Plan for the site. The applicant submitted the Final Development Plan for the Pleasant Ridge Square Long-form PCD, which was approved on February 1, 2002. A. PROPOSAL/REQUEST: The site now contains 25.7 acres and is located south of Cantrell Road and east of Pleasant Ridge Road. The proposed site plan includes the development of 270,000 square feet of retail and restaurant space. The request includes C-3, General Commercial District uses as allowable uses for the proposed development. The applicant has indicated parking of 1,258 parking spaces. Access to the site will be accomplished from six driveway locations. The center will have main driveways from Cantrell Road and Woodland Heights Road. Secondary access points will be from Fairview Road and Woodland Heights Road. A portion of the site is currently zoned PCD. The portion along Summit Road is zoned R-2, Single-family. The developer is requesting two out-lots fronting on Cantrell Road for possible restaurant locations. A deferral is being requested for a portion of the Master Street Plan improvements to Fairview Road. The request is due to the uncertainty of the property west of Fairview Road and the potential for redevelopment of a non- residential use. Land alteration variances for height of the cut along Fairview Road (60 foot) and to grade the entire site with Phase I are also being requested. The applicant is also requesting the closure of Summit Street as a part of the application and a request to change the City’s Future Land Use Plan (Item No. July 15, 2004 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-4411-D 3 12 – File No. LU04-01-04 a change from Suburban Office to Commercial and Public Institutional). B. EXISTING CONDITIONS: The site is vacant adjacent to Cantrell Road and was previously cleared and graded. Along Summit Street there are single-family homes with tree covered lots. There is also a single-family home located along Fairview Road to the south of the site. There is a mixture of uses in the immediate area including single- family residential, multi-family residential, a private school, a church, office and retail. The area to the south and east are predominately office uses with a church and school located to the southwest and west. There is a single-family home located on a large tract to the west of the site abutting Fairview Road at Summit Street. There are single-family homes located to the southwest of the site on R-3, zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents and business owners. The Walton Heights/Candlewood Property Owners Association, the Peidmont Neighborhood Association, the Pleasant Forest Neighborhood Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way 55-feet from centerline will be required, with additional right –of-way at intersections. 2. Right-of-way dedications and improvements on Commercial Streets indicated are acceptable. 3. This portion of Cantrell Road is heavily congested and functions at an extremely low level of service during peak hours. A traffic study of impacts from this large scale development is required. 4. With future development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5- foot sidewalk with the planned development. Additional lanes and turn lanes would be required by the Master Street Plan for Cantrell Road. Additional lanes would also be required at the main entrance at South Ridge. 5. A grading permit in accordance with Section 29 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and July 15, 2004 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-4411-D 4 drainage plans will need to be submitted and approved prior to the start of construction. It should be noted that this project proposes a large scale haul-off of excavated materials. 6. Storm water detention ordinance applies to this property. Show the proposed location of the storm water detention facilities on the plan. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. Signal improvements may also be required. 8. Hauling of fill materials on or off the site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 South Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 9. Summit Road right-of-way must also be dedicated and street improvements made to the standard for a commercial street. 10. Truck access should not be taken from Fairview Road, since deferral of improvements to this sub standard street is requested. While it is certainly acknowledge that the road has major grade problems, deferring improvements adjacent to such a major development may not be appropriate. 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: 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. 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. Cutting and plugging of existing water mains (8-inch and 3-inch water mains) and any other facilities that need to be adjusted and/or relocated, 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. July 15, 2004 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-4411-D 5 Fire Department: Approved as submitted. County Planning: No comment received. CATA: Provide bus stop and layover locations on the proposed site plan, which will safely and efficiently allow buses to drop-off and layover for a few minutes until the time of scheduled return trips. In addition CATA would like to enter and exit the site from Cantrell Road at signalized intersections. Contact CATA at 375-6717 for additional information. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial and Suburban Office for this property. The applicant has applied for a revision to the PCD for an expansion of the project. A land use plan amendment for a change to Commercial is a separate item on this agenda (Item No. 12 – File No. LU04-01-04). Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Pleasant Ridge and portions of Fairview Road and Woodland Heights Road are shown as Collectors. These streets may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The traffic and Transportation goal listed an action statement of “Amend the Master Street Plan to realign Pleasant Ridge Road with Southridge Drive - High Priority”. This would affect the zoning application by the dedication of a Collector street in the northwest corner of the site. In the Sustainable Natural Environment Goal listed action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees. These action statements will affect landscaping and signage along Cantrell Road, any proposed cuts to the hillsides and preservation of trees. Landscape: A portion of the proposed on-site landscaping strip width along Pleasant Ridge Road appears to be less than the 7-feet required by the Highway 10 Overlay Ordinance and the 9-feet required by the Landscape Ordinance. Interior landscape islands need to be more evenly distributed to help break up the proposed large areas of asphalt. The Landscape Ordinance requires at least eight percent of the interior of vehicular use areas be landscaped with interior islands of at least 300 square feet in area and 7 ½ feet in width. July 15, 2004 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-4411-D 6 The proposed landscape strip width west of the valet parking lot appears to be less than the minimum 6 feet and 9 inches required by the Landscape Ordinance and the 25-foot average of the Highway 10 Overlay Ordinance. The proposed service area should be screened from the residential properties across Fairview Road. Because of the elevation difference this screen should consist of evergreen trees (such as Leyland cypress) spaced 15-feet on center, planted on the higher elevated side of the street landscape buffer. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required where adjacent to residential properties to the south and west. An irrigation system to water landscaped areas 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. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates and Mr. Ernie Peters of Peters and Associates were present representing the request. Staff stated the request was to place a shopping center on the site currently zoned PCD, R-2 and O-3. Staff also stated there were additional items necessary to complete the review process. Staff requested Mr. White provide information concerning the treatment of the rear of the proposed building, a cross section of the site showing sight lines and details concerning proposed signage. Staff also requested information concerning the proposed screening mechanism for the service bay of Building A. Staff stated there were concerns since the service bay would be oriented to Cantrell Road. Public Works comments were addressed. Staff stated a grading permit as well as a hauling permit would be required. Staff stated there were concerns with the drive at Fairview Road being located at the crest of the hill and the applicant’s request for a deferral of street improvements to the roadway. Mr. White suggested the applicant construct street improvements to each end of the road saving the area with the largest elevation change until the redevelopment of the property located to the west. Staff stated they would like to discuss this in detail and suggested Mr. White meet with staff individually concerning the required street improvements. July 15, 2004 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-4411-D 7 Staff stated a large part of the decision of addition lanes and street improvements would be related to the findings of the traffic study. Mr. Peters stated the traffic study would be submitted in a few days at which time staff and the owner would sit down to discuss necessary improvements. Landscaping comments were addressed. Staff stated the site plan appeared to falls short of the required landscaping in a few locations. Staff stated an area along Pleasant Ridge Road appeared to be less than the seven feet required by the Highway 10 Overlay and the nine feet required by the Landscape Ordinance. Staff also stated additional interior islands were necessary to break up the expansion of asphalt. Staff stated screening would be required along Fairview Road to block view of the service drive. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided staff with only a portion of the requested information from the June 24, 2004 Subdivision Committee meeting. The applicant has acquired additional land area indicated on the proposed site plan as future acquisition area but has not included development plans for these areas. In addition staff has some questions and concerns with the traffic study submitted by the applicant. Due to the size of the proposed development and the potential impacts of the proposed development, staff is requesting this item be deferred to the August 26, 2004 Public Hearing to allow additional time for review and analysis. I. STAFF RECOMMENDATION: Staff recommends deferral of the request to the August 26, 2004 Public Hearing. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White-Daters and Associates was present. There were no registered objectors present. Staff stated due to the large number of issues remaining unresolved with the proposed development they were recommending the item be deferral to the August 26, 2004, Public Hearing to allow staff and the applicant additional time to resolve these issues. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 13 FILE NO.: MSP04-04 Name: Master Street Plan Amendment - Chenal Planning District Location: Dorado Beach Road Request: Remove Collector Extension Source: Frank Riggins, Mehlburger Engineering PROPOSAL / REQUEST: Master Street Plan amendment in the Chenal Planning District for the Removal of a Collector Extension named Dorado Beach Road. CURRENT MASTER STREET PLAN: The Extension of a Collector street (Dorado Beach) is shown as an east - west Collector that connects Hinson Road to the east with Beckenham to the west. Beckenham is proposed to connect with Rahling Road to the west. A portion of Beckenham currently connects with Hinson Road to the east. Hinson Road and Rahling Road are shown as a Minor Arterials on the Master Street Plan. FUTURE LAND USE PLAN: The Plan shows all of the land on both sides of Pebble Beach Drive and the built part of Dorado Beach Drive to be Single Family. The portion of the street in this application is shown as Low Density Residential. To the southeast, an area is shown as Multi-family on both sides of Hinson south of Hinson Road. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the River Mountain Neighborhood Action plan. The plan does not state anything relevant to this application. ANALYSIS: Dorado Beach is the Collector through 120± acres that was at one time to be a religious based campus with a church, school, retirement village, etc. That development had all of the vehicular traffic access from Hinson Road with no traffic whatsoever utilizing July 15, 2004 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: MSP04-04 2 Pebble Beach. That plan was not realized and the acreage has since developed in 40± acre increments from west to east. This amendment to the Master Street Plan concerns the eastern most 40± acres, the last area to be developed. The Commission first considered an east-west Collector in 1995 when Pebble Beach Estates was preliminary platted. This is the westernmost 40± acre tract. This development has 116 lots, in which all of the lots have been built. At that time, the Planning Commission requested that Dorado Beach Drive be constructed to Collector standards. This request was fulfilled by the developer by constructing it to Collector standards from Beckenham (in the southwest corner of the development) to the east property line. In June of 1997, the commission reviewed the Woods At Hinson, now known as Pebble Beach Woods, for the 40± acres adjacent to Pebble Beach Estates. This is the center forty± acre tract. This development has 118 lots, in which all but two of the lots have been built. Again, the Commission requested Dorado Beach Drive to be constructed to Collector Standards. This request was fulfilled by the developer by constructing it to Collector standards from the existing Dorado Beach Drive to the east property line. The current proposal is named Hickory Grove has 85 lots for Single Family homes. This is the easternmost forty-acre ± tract abutting Hinson Road. The proposal is to build a gated community with a cul-de-sac on the eastern end of Dorado Beach Drive. The new development would be accessed from one point on Hinson Road. According to the GIS database, there are 343 homes that access either Hinson Road or Rhaling Road via Pebble Beach. These are homes in the following subdivisions; Longlea Estates, Hickory Hills, Pebble Beach Park, Hickory Ridge and Chenal Ridge. The lots in Pebble Beach Estates (116) and the 118 in Pebble Beech Woods, and the proposed 85 in Hickory Grove add up to 319 lots. These added lots almost double the traffic on Pebble Beach Road unless Dorado Beach has access to Hinson Road. The spacing of Collectors is to evenly distribute the traffic volumes over the network of streets, not to concentrate the traffic on one Collector in favor of another. The Master Street Plan states in Section 2: Road Classifications: “A Collector street is the traffic connection from residential streets to arterials or to activity centers, with the secondary function of providing access to adjoining property. The Collector system should not be continuous but should direct traffic to arterials. This class of road is generally at a spacing of quarter to half mile. The spacing of Collectors may be decreased and/or the right of way and paving surface increased due to density of residential development and locations of commercial areas or other large traffic generators. At the time of the subdivision, the exact location and additional need for Collectors will be determined by the Little Rock Planning Commission upon advice of the City staff.” The spacing of collectors in this area meets these criteria. The spacing along Rhaling Road from Pebble Beach to Beckenham and from Beckenham to the unnamed Collector to the south are both slightly less than one-quarter mile. From that July 15, 2004 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: MSP04-04 3 Collector to Champlin (a Minor Arterial) is just under one half mile. On Hinson Road, the distance from Pleasant Forrest to Pebble Beach, and from Pebble Beach to Dorado Beach, and from Dorado Beach to Beckenham are all just under one-half of a mile spacing. Each of the Collectors mentioned previously, meet the textbook spacing of Collectors. The spacing of Collectors in not to overwhelm one Collector in favor of another, but to more evenly distribute the traffic volumes. All of the above Collectors, both existing and proposed, function as the definition of collectors state in the Master Street Plan as “the traffic connection from residential streets to arterials or to activity centers, with the secondary function of providing access to adjoining property.” They also all fit the spacing requirements set forth in the Plan. For Functional Classifications, the traffic volume on any existing or proposed collector does not determine the need for a collector, only the manner in which it is built. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillsborough Property Owners Association, Marlowe Manor Property Owners Association, DuQuesne Place Property Owners Association, Chenal Ridge Property, St. Charles Property Owners Association, Johnson Ranch Neighborhood Association, Maywood manor Neighborhood Association, Aberdeen Court Property Owners Association, hunters Cove Property Owners Association, Carriage Creek Property Owners Association, Bayonne Place Property Owners Association, Eagle Point Property Owners Association, Glen Eagles Property Owners Association, Hunters Green Property Owners Association, Charleston Heights/North Rahling Road Neighborhood Association, Margeaux Place Property Owners Association, Pleasant Valley Property Owners Association. Staff has received one comment from area residents, which was opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The spacing of Collectors in the area is per the Master Street Plan and the spacing of Collectors in not to overwhelm one Collector in favor of another, but to more evenly distribute the traffic volumes. The current alignment meets all criteria for a collector, for spacing and for function. July 15, 2004 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: MSP04-04 4 PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant asked for the item to be deferred. Staff stated that it would be deferred to the August 26, 2004 agenda. A motion was made to waive the by-laws for a five-day notice to defer prior to the Planning Commission meeting. That motion was made and approved with a vote of 11 ayes, 0 noes, and 0 absent. A motion was made to defer and was approved with a vote of 11 ayes, 0 noes and 0 absent. July 15, 2004 ITEM NO.: 13.1 FILE NO.: Z-4562-D NAME: Hickory Grove Revised Long-form PD-R LOCATION: on the West side of Hinson Road, just South of Pebble Beach Drive DEVELOPER: Markus – Evans Construction, LLC 1801 Champlin Drive Little Rock, AR 72223 ENGINEER: The Mehlburger Firm 201 South Izard Street P.O. Box 3837 Little Rock, AR 72203 AREA: 40 Acres NUMBER OF LOTS: 85 FT. NEW STREET: 0 CURRENT ZONING: PD-R ALLOWED USES: Single-family Residential PROPOSED ZONING: Revised PD-R PROPOSED USE: Single-family Residential VARIANCES/WAIVERS REQUESTED: Plat Variances - 1. A variance to allow a reduced front building line along the interior streets. 2. A variance to allow a reduced side yard setback for all proposed lots. 3. A variance to allow a reduced rear yard setback for all proposed lots. 4. A variance to allow the development of the subdivision with private streets. BACKGROUND: The property is the remaining 40+ acres of a 120-acre parcel or the eastern 1/3 of the property owned by the First Baptist Church. The site was originally proposed as a multipurpose facility with residential, school and church facility. The western 80 acres have since developed as a single-family neighborhood. July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 2 This property was zoned MF-6, Multi-family District (six (6) units per gross acre allowed) in mid-1981. A “Declaration of Covenants” was filed and recorded in 1981, which runs with the property. The private covenants regulate the property’s use and portion of the property’s development. The private covenants state that the property will be developed for condominium units developed pursuant to the Horizontal Property Act being Act 60 of 1961 (units for sale only, no rental units). The covenants designate certain areas of the property as OS (Open Space) and require a six (6) foot high privacy fence be constructed at one location prior to any construction. The covenants also state that structures built in one area of the property not exceed one and one-half stories in height; both located on the northern boundary of the site. A preliminary plat and a multiple building site plan review were filed on the site in May 1997, to allow the construction of 234 apartment units in 10 three-story buildings. Prior to the Public Hearing; the applicant requested the application be withdrawn from consideration. A proposal was filed in March 2000, to develop a portion of the site (18.47 acres) with 22 buildings of owner occupied condominium housing. The application was later withdrawn from consideration without prejudice prior to the Public Hearing. Ordinance No. 18,884 adopted by the Little Rock Board of Directors on June 3, 2003, rezoned this 39-acre site from MF-6 to a Planned Residential Development with 83 units. The Little Rock Planning Commission reviewed the request and provided a recommendation of approval at their March 20, 2003 Public Hearing. The applicant proposed to develop the site in three (3) phases with zero-lot line townhouses, each of which would have its own lot of record. A common wall would be shared by each structure, which would be dissected by the common property line. This would allow some measure of property on each end of the structure for maintenance of the building. The structures would have enclosed garages facing a private street with a private courtyard on the rear of each townhouse unit. The applicant proposed the construction of a bridge across the creek that separates this property from Hinson Road. The bridge would be constructed in the first phase. The applicant proposed a public roadway to connect with Hinson Road and Dorado Beach Drive. The road would be constructed when one of the abutting lots was final platted. There were two other streets proposed as a part of the development, which the applicant intended to maintain as private streets. There were three areas designated by covenants in the deed that were not to be encroached upon by building construction. The applicant indicated the areas of non- encroachment on the proposed development plan and indicated the covenants to be in force. July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 3 At the May 6, 2003 Public Hearing of the Little Rock Board of Directors, Director Michael Keck requested the item be returned to the Planning Commission to reconsider the need for the connection of Dorado Beach Drive between Rahling Road and Hinson Road. There had been many conversations between the neighborhood, the developer and the Board concerning the connection of the street. In these conversations, the neighborhood did not want the street connection and the developer indicated he did not desire to build the street. Director Keck was not convinced the Commission considered all the issues related to the street and if the development should be developed without the through connection. Director Keck stated he was not stating the street should not be built, only that the Commission reconsider the need for the street connection when making their decision concerning the approval of the project. Mr. Jim Lawson, Director of Planning, gave a presentation to the Board of Directors concerning traffic in the area. The Commission was not given this presentation. The presentation contained background material concerning when the street was proposed as a collector street to the City’s Master Street Plan, the development pattern in the area and traffic counts on Pebble Beach Drive. Director Keck indicated he did not feel the Commission had all the relevant information and therefore did not consider the street connection issue or if the subdivision should be developed without the connection. On May 29, 2003 the Little Rock Planning Commission took a second look and the proposed street design and the need for the proposed Collector street extending from Dorado Beach Drive and ending at Hinson Road. The Commission first considered the connection in 1995 when Pebble Beach Estates was preliminary platted. At the time two (2) streets were proposed to extend eastward into undeveloped areas; one of which was Pebble Beach Woods, the other area is the site being considered by the requested application. At the time the applicant proposed to subdivide 39.87 acres into 116 single-family lots. There were two (2) connections proposed one (1) Beckenham Road and the other Dorado Beach Drive. Beckenham Road has been shown on the Master Street Plan as a collector street since 1988. Staff and the Commission at the time of the proposal for Pebble Beach Estates requested Dorado Beach Drive be constructed to Collector Standards. [Per the Master Street Plan the Commission has the authority to request additional streets at the time of subdivision. “The exact location and additional need for Collectors will be determined by the Little Rock Planning Commission upon advise of Staff.”] When the Commission reviewed the Woods at Hinson, now known as Pebble Beach Woods in June of 1997, the Commission once again requested Dorado Beach Drive be constructed to Collector Standards. This request extended the street to the west property line of the current proposed development. The Master Street Plan was never officially amended to include this connection but the minute record indicated the Commission’s desire for Dorado Beach Drive to extend from Hinson Road to the west. July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 4 Staff informed the Commission there was one east/west connection in the area, Pebble Beach Drive. The traffic counts on Pebble Beach Drive indicate approximately 1,500 automobiles per day of through traffic. The Commission was informed the service volume of a collector street was 5,000 cars per day. Other average daily traffic counts in the area indicated Pebble Beach Drive carried approximately 550 automobiles northbound and 575 automobiles southbound on Montvale Drive. On Valley Park Drive the average daily traffic counts indicated 775 northbound automobiles and 1,080 southbound automobiles. The final area analyzed was Pebble Beach Drive just east of Valley Park Drive. Estimates indicated there were approximately 2,950 automobiles per day eastbound in this area and 2,790 automobiles per day westbound. In 2003 Pebble Beach Estates and Pebble Beach Woods were 85 percent “built-out”. Of the homes constructed there were a number of the homes vacant. In addition there were 50 plus lots, which had been approved with a preliminary plat but have not yet began construction in the Chenal Ridge Subdivision. The proposal involved the completion of the connection of Dorado Beach Drive to Hinson Road. The applicant stated he was willing to make the connection and move forward with the project. Staff felt the connection desirable and felt the connection should be completed. With construction of Dorado Beach Drive extending from Hinson Road to the west and connecting to the current terminus, the traffic pressure on Pebble Beach Drive would be relieved. Although Beckenham Road had been identified on the Master Street Plan as a collector street staff did not feel Beckenham Road would be constructed in the near future. Staff felt once the connection was made it would aid in relief of traffic pressure on Pebble Beach Drive and Dorado Beach Drive should traffic volume become an issue. The Planning Commission reaffirmed their recommendation for the proposed collector street to remain on the Master Street Plan by a vote of 9 ayes, 0 noes and 2 absent. The item was then considered by the Board of Directors and approved with the proposed collector street as was reviewed and approved by the Commission at their March 20, 2003 Public Hearing. Ordinance No. 18,883, also adopted June 3, 2003, allowed the requested variances for lots without public street frontage, an increased lot depth to width ratio and a variance to allow double frontage lots. The lots were sized to accommodate the building plans as required in the Subdivision Ordinance for zero-lot line developments. On October 16, 2003 the applicant proposed to amend the PD-R to allow the creation of 65 detached single-family lots on this 38.62 acre site. The developer indicated the retention of the green spaces as was previously proposed in the areas to the north and south of the site. The applicant also indicated Dorado Beach Drive would be extended as was previously approved (as one of the lots abutting the roadway is final platted). July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 5 The applicant requested variances from the Subdivision Ordinance to allow an increased depth to width ratio, a reduced front lot width, a reduced platted building line and reduced side and rear yard setbacks for specific lots within the development. The developer indicated the internal streets would be maintained as private streets and be gated. The applicant also indicated the development would be constructed in three phases. A. PROPOSAL/REQUEST: The applicant is now requesting a revision to a previously approved PD-R to remove the connection between Dorado Beach Drive and Hinson Road therefore, allowing for a more efficient subdivision layout. It is the position of the applicant that this connection is unnecessary and will not provide any traffic relief for Pebble Beach Drive. It is also the position of the applicant that the amount of traffic on Pebble Beach is such that the level of service is still well within acceptable limits. The revised plat allows for the extension of the cul-de-sacs to the north and a total lot count of 85 units. The applicant is willing to construct a cul-de-sac at the end of Dorado Beach and allow for emergency back entrance to the subdivision should the bridge on Hinson Road be impassable. A turnaround will be constructed on the west side of the bridge and a single gated access will be constructed. The streets will remain private but constructed to city standard. All deed-restricted areas will remain in tact. The applicant is requesting similar variances as were previously approved. The applicant is requesting variances to allow the development of the subdivision with private streets, a variance to allow an increased lot depth to width ratio, a variance to allow a reduced front building line and a variance to allow reduced side and rear yard setbacks. B. EXISTING CONDITIONS: The site is currently undeveloped and heavily wooded. Construction has begun on the bridge crossing extending from Hinson Road into the proposed subdivision. The Windsor Court Condominium development and single-family residences are located to the south, with single-family residences to the north. There is undeveloped R-2, Single-family property to the west, with single-family residences further west. Single-family residences and undeveloped R-2 property are also located across Hinson Road to the east. July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 6 C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents indicating both support and opposition to the proposed request. The Pleasant Valley Property Owners Association, the Hillsborough Property Owners Association, the Chenal Ridge Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. This is the third revision to this plat. All previous comments apply, except as may be modified under this plat. 2. Dorado Beach is shown on the Master Street Plan as a collector and should be construct as planned. 3. The plat as submitted shows some fairly major drainage-way relocations. Additional hillside drainage easements should be provided. Relocation of existing drainage ways should be minimized. 4. In accordance with Section 31-207, private streets shall be constructed to the same standards as public streets. Loria and LaScalia do not meet the criteria for minor residential street and should be constructed to a 26-foot width with sidewalks on one side. Remove the island from Bella View or demonstrate that a single unit truck can make the turn. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. No construction within Tract “A” without approval of the plans by Little Rock Wastewater Utility. An existing sewer main outfall is located within Tract “A”. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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. 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 will be required in order to provide July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 7 service to this property. Modification of the plans for water facilities now under contract will be required with this change. 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: Maintain a 20-foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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 Low Density Residential for this property. The applicant has applied for a PRD for a single-family residential development The request does not require a change to the Land Use Plan. Master Street Plan: A Proposed Extension of a Collector street (Dorado Beach) is shown on this site that crosses the site in an east – west direction. A Master Street Plan Amendment for the removal of that Collector Street is a separate item on this agenda (Item No. 13 – File No. MSP04-04). Hinson Road is shown as a Minor Arterial on the Master Street Plan Dorado Beach Road is shown as a Collector. These streets previously named may require dedication of right-of-way and improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development Goal listed an objective of “Develop Neo-traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependant on automobiles) in areas that have not yet developed. It also listed action statements of 1) “Enforce the construction of sidewalks with all types of development”, 2) “Insure that physical continuity of sidewalks so that sidewalks built on the same side of the street connect without gaps and that sidewalks built on opposite sides of the street are connected with ADA accessible crosswalks”, 3) “Require developers to install underground utilities in all new subdivisions, and 4) “Require street lighting to be in place in new subdivisions at the time streets are opened. Landscape: No comment. July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 8 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Frank Riggins was present representing the request. Staff stated the request involved two issues, one to remove a proposed collector street from the Master Street Plan and two, if this issue were successful the revision of the previously approved preliminary plat. Commissioner Rector questioned if this issue was discussed as a part of the original planned development. Staff stated in their opinion the issue had been discussed. Mr. Riggins stated a traffic study was currently underway that would prove the street was not warranted in this location and the removal of the proposed collector street would not have a negative impact on the area. Staff requested the applicant provide additional information on the proposed preliminary plat. Staff requested the applicant provide the linear feet of internal street along with the source of water and the means of wastewater disposal in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated there were concerns with the indicated drainage-way relocations. Staff stated relocation of existing drainage ways should be minimized and requested additional hillside drainage easements to be indicated on the proposed plat. Staff also stated streets, public or private, were to be constructed to Master Street Plan standard. Staff noted the comments from the various other reporting departments and agencies and suggested Mr. Riggins 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 most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the linear feet of internal street, the source of water and the means of wastewater disposal. The applicant has also indicated drainage easement and additional easement as requested by staff. The proposed request is to subdivide this 40 acre site into 85 single-family lots. The proposed subdivision will be developed in two phases. The average lot size for Phase I is 75 feet by 150 feet and the average lot size for Phase II is 70 feet by 135 feet. The applicant has indicated Lots 74 – 85 will be developed in Phase I and Lots 1 – 73 will be developed in Phase II. The proposed development will add 3,818 linear feet of new private street along with sidewalks where required per the Master Street Plan. July 15, 2004 SUBDIVISION ITEM NO.: 13.1 (Cont.) FILE NO.: Z-4562-D 9 The proposed subdivision will require variances from the Subdivision Ordinance to allow the development of lots with reduced front, side and rear yard setbacks. The applicant has indicated a five foot typical side yard setback. The applicant has indicated a ten foot rear yard setback and a five foot front building line. Staff is not supportive of the proposed request due to staff’s non-support of the applicant’s request to remove a proposed collector street from the Master Street Plan (Item #13 – File No. MSP 04-04). As indicated staff feels the proposed collector street indicated on the Master Street Plan is critical to future development of the area as did the Commission in 1995, 1997 and 2003. Without the removal of the proposed collector street from the Master Street Plan, the indicated design will not work. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Randy Fraizer was present representing the applicant. There were registered objectors present. Mr. Fraizer stated his client had received a traffic study which was given to staff at the agenda meeting. He requested the item be deferred to the August 26, 2004 Public Hearing to allow staff time to review the provided information. A motion was made to waive the By-Laws with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to defer the item to the August 26, 2004 Public Hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 15, 2004 ITEM NO.: 14 FILE NO.: Z-6519-A NAME: Clearwater Maintenance Addition Short-form POD LOCATION: on the Southwest corner of Clearwater Drive and Shackleford Road DEVELOPER: Little Rock Wastewater Utility 221 East Capitol Avenue Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.13 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: I-2, Light Industrial District and OS Open Space District ALLOWED USES: Industrial and Open Space PROPOSED ZONING: POD PROPOSED USE: Administrative Office Building VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the construction of a single-story, 25,000 square foot office building on this 5.13 acre site. The applicant has indicated 121 paring spaces on the proposed site plan with eleven (11) of the proposed spaces indicated as covered parking. The applicant has indicated the days and hours of operation as 7:00 am to 7:00 pm six days per week. A single ground mounted monument style sign is proposed near the eastern driveway entrance. The sign is proposed as a maximum of six feet in height and sixty-four square feet in area, consistent with signage allowed in office zones. July 15, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6519-A 2 The applicant has indicted the proposed office building will be used by the Little Rock Wastewater Utility Company and is requesting O-1, Quite Office District uses as alternative uses for the site. B. EXISTING CONDITIONS: The site is vacant and tree covered. The area to the south is currently zoned I-2 and the area to the north is currently vacant and zoned R-2, Single-family. To the north of the site is River City Gymnastics and west of the site are facilities currently being used by Central Arkansas Water. To the east of the site is vacant land zoned I-1, Industrial Park District and R-2, Single-family District. Shackleford Road is a two lane road with open ditches for drainage. Clearwater Drive is a private street constructed without sidewalks. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area business ower requesting additional information. The Stagecoach Dodd Neighborhood Association, the John Barrow Neighborhood Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from the centerline will be required. Show the centerline and new right-of-way line on the plan. 2. Provide design of the street conforming to the Master Street Plan. Construct one-half street improvements to Shackleford Road including 5-foot sidewalk with the planned development (one-half of a five lane section). 3. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. 6. The eastern most driveway has a potential sight distance problem because of the hill crest to the west. Show adequate site distance, or move the driveway west. July 15, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6519-A 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 information. Entergy: A 10-foot utility easement is required along the south and west property line. Contact Entergy at 954-5158 for additional information. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The water main shown in Clearwater Drive is not there. Also, the main shown in Shackleford Road is on the east side. 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. 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: Additional fire hydrants may be needed. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a POD for offices. July 15, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6519-A 4 The request does not require a change to the Land Use Plan. Master Street Plan: Shackleford Road is shown as a Minor Arterial on the Master and may require dedication of right-of-way and half-street improvements. 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: Areas set-aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered property. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of 6-inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the request involved lands zoned I-2, Light Industrial District and a fifty foot strip located to the south of the site zoned Open Space. Staff stated the applicant was requesting a planned development to allow site grading in the OS zoned area for the construction of an office building. Staff requested Mr. White provide additional details concerning screening, dumpster locations and days and hours of operation. Public Works comments were addressed. Staff stated the eastern-most drive had a potential sight distance problem because of the crest of the hill to the west. Mr. White stated he would check this and relocate the driveway if necessary. Staff stated a grading permit would be required prior to development and drainage plans would also need to be approved prior to the start of construction. Staff noted boundary street improvements would be required as the proposed site plan indicated. Landscaping comments were addressed. Staff stated the proposed landscaping appeared to be sufficient to meet the minimum ordinance requirement. Staff stated the City Beautiful Commission recommended preserving as many on-site trees as feasible. July 15, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6519-A 5 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 June 24, 2004, Subdivision Committee meeting. The applicant has indicated details concerning the proposed dumpster location, proposed screening and the days and hours of operation. The applicant has indicated a single dumpster on the proposed site plan with a note concerning the required screening; or a minimum of two feet above the finished grade of the container. The applicant has also indicated the days and hours of operation from 7:00 am to 7:00 pm, six days per week. The applicant has indicated there is not a sight distance problem with the location of the eastern drive. Staff feels with the provided information the location of the proposed drive and the crest of the hill will cause minimum visibility issues for motorist exiting the parking area of the proposed development. The applicant has indicated the construction of a single-story, 25,000 square foot office building on this 5.13 acre site. The applicant has also indicated 121 parking spaces on the proposed site plan with eleven (11) of the proposed spaces indicated as covered parking. The typical minimum parking requirement for an office development based on one space per four hundred square feet of gross floor area would be sixty-two parking spaces. The indicated parking is more than adequate to meet the typical minimum parking demand. A single ground mounted monument style sign is proposed near the eastern driveway entrance. The sign is proposed as a maximum of six feet in height and sixty-four square feet in area, consistent with signage allowed in office zones. The applicant has indicted the proposed office building will be used by the Little Rock Wastewater Utility Company and is requesting O-1, Quite Office District uses as alternative uses for the site. Staff is supportive of the applicant’s request to place the proposed office building on the site along with the indicated parking. Staff is also supportive of the applicant’s requested signage and days and hours of operation. Staff feels an office development should have minimal to no adverse impact on the adjoining properties. The site is shown, as Light Industrial on the City’s Future Land Use Plan and the proposed use is consistent with uses allowed in this land use designation. To staff’s knowledge there are no outstanding issues associated with the proposed request. A large portion of the site is currently zoned I-2, Light July 15, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6519-A 6 Industrial District with a fifty-foot strip along the southern portion of the site zoned OS or Open Space. This open space strip was put in place prior to zoning to the south of the site to act as a buffer for future developments. The area south of the site is since been zoned I-2 and PID and staff does not feel the indicated buffer is now necessary. 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. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates 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. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 15 FILE NO.: Z-7496-A NAME: Lock and Load Mini-warehouse Revised Long-form PCD LOCATION: on the West side of Stagecoach Road, South of Otter Creek Parkway DEVELOPER: Scott Ginner I-40 and Crystal Valley Road North Little Rock, AR 72118 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 10.77 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: PCD and R-2, Single-family ALLOWED USES: Mini-warehouse, Strip retail center and Single-family PROPOSED ZONING: PCD PROPOSED USE: Mini-warehouse, Strip retail center and Carwash Facility VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading for the entirety of Lot 2. BACKGROUND: The Board of Directors adopted Ordinance No. 18,987 on November 18, 2003 following a recommendation of approval from the Little Rock Planning Commission at their October 16, 2003, Public Hearing. The applicant proposed to rezone a 9.5-acre tract to PCD to allow the site to develop with a commercial development and allow the creation of a two lot plat. Lot 1 was to contain a 9,600 square foot office/retail building with C-3, General Commercial listed uses along with the required parking. Lot 2 was created as a lot without public street frontage and accessed provided from Lot 1 in the way of an ingress/egress/utility easement. July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 2 Lot 2 was to be developed with a mini-warehouse development in three phases. The applicant proposed Buildings 4 – 7 to develop in the first phase, Buildings 2, 3, 8 and 9 in the second Phase and Buildings 10 – 12 in the third and final phase. The proposal included a total of 172,500 square feet of mini-warehouse storage. The applicant indicated an area for an office/ manager residence containing 2,000 square feet. A. PROPOSAL/REQUEST: The applicant is now requesting to amend the previously approved PCD to allow the construction of a carwash facility on property recently acquired to the east. The project will share the same common drive as shown on the original application. The parcel of land to the east will have a carwash that includes four manual bays, one automated bay and two vacuum stations. The proposed revision also includes the addition of two small mini-storage buildings, (one large building was lost due to storm water detention) and to allow one of the buildings to be used as conditioned storage space. The overall square footage of mini-storage is similar to the previously approved site plan. The applicant is proposing the placement of signage on each of the proposed lots abutting Stagecoach Road. The proposed site plan indicates each sign will be a maximum of thirty-six feet in height and one hundred square feet in area. The proposed vacuum stations will also have canopies with logo’s on the stations. The applicant is requesting a variance from the Land Alteration Ordinance to allow the grading of the site with final development plans not immediate but in future phases. The applicant has indicated the retail building on Lot 1 and the mini-warehouse Buildings 2 – 6 will be developed in the first phase, Buildings 7 – 13 and the carwash facility will be developed in the second phase and Buildings 14 and 15 will be developed in the final phase. The proposed days and hours of operation are 24 hours per day seven days per week for the carwash facility and the mini-warehouse facility. The retail hours are proposed as 7:00 am to 10:00 pm seven days per week. The proposed building height for the retail and carwash facility is thirty-five feet and the proposed building height for the mini-warehouse buildings is fifteen feet. B. EXISTING CONDITIONS: The site contains an existing single-family home on a large tract. The area to the east of the site is a non-conforming salvage yard and there is a large tract of C-2 zoned property to the northeast. The area to the north of the site contains a PD- C for a mini-warehouse development and further north is the Harvest Foods July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 3 shopping center. The area north and west of the site is zoned MF-24 and has developed as a retirement village with duplex housing. The area to the west of the site is zoned MF-18 and developed with multi-family housing. West of the site along Stagecoach Road is a vacant C-1 zoned site and a cemetery is located further west. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. 2. A grading permit in accordance with Section 29-186 I 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. Advance grading of the site with Phase I cannot be permitted unless approved by the Commission. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works. 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: 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. A water main extension will be required to serve the rear lot. Central Arkansas Water requests that a 10-foot- wide utility easement be dedicated adjoining the proposed access and utility easement to allow for the water main extension to serve the rear lot, meters and fire hydrant. Additional fire hydrant(s) will be required. Contact the Little Rock July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 4 Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This development will have minor impact on 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: Maintain a 20-foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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 Community Shopping for this property. The applicant has applied for a revision of their PCD to add additional retail area to the east. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master and may require dedication of right-of-way and half-street improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office And Commercial Development GOAL listed this objective relevant to this case: To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community. These action statements were included under this objective: 1) To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community, 2) Aggressively using Planned Zoning Districts to influence more neighborhood-friendly and better quality developments, 3) Assessing the impact of all new development on the environment, area infrastructure, and city services prior to approval and placing a higher importance upon traffic flow as a consideration in approving or denying development in the area and 4) Limiting commercial and office development in July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 5 the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets. Landscape: The average width of the proposed street buffer along Stagecoach Road is less than the 50-feet required by ordinance. Additionally, the width along a small portion of the western perimeter near the proposed dumpster location drops below the 6-foot and 9-inch minimum required by 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 western perimeter and that portion of the eastern perimeter that is adjacent to residential property. An irrigation system to water landscaped areas 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. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the request was an expansion of a previously approved planned development to allow the placement of a carwash facility on property recently acquired to the east. Staff requested Mr. White provide additional information concerning the proposed development. Staff requested information concerning the proposed location of the mechanical for the climate control buildings, the proposed roofing material of the proposed mini-warehouse facility and the location of the office/apartment, if applicable, which was indicated in the general notes section of the site plan. Staff also requested information concerning the proposed carwash facility. Staff questioned if there would be canopies located over the proposed vacuum stations and, if so, would there be a logo on the canopies. Staff also requested details concerning the proposed signage. Staff stated with a planned development there was no set standards and requested Mr. White furnish the total height and sign area being requested. Public Works comments were addressed. Staff stated the developer had requested a grading permit for the entirety of the site without immediate development plans for the rear of the lot. Staff stated they were supportive of this request but the Commission would have to approve a variance to the Land Alteration Ordinance to allow the grading activity to take place. Staff also stated July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 6 a permit from the Arkansas State Highway and Transportation Department would be required for street improvements to Stagecoach Road. Landscaping comments were addressed. Staff stated the average buffer width and screening required would be fifty-feet adjacent to residentially zoned property. Staff noted the property to the east was a non-conforming salvage yard and the Commission could reduce the required buffer width and required screening if they deemed it inappropriate. Staff noted the required landscape strip would then be six feet nine inches. Staff noted comments from the various other reporting agencies and departments and suggested Mr. White contact them directly 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 most of the issues raised at the June 24, 2004, Subdivision Committee meeting. The applicant has indicated the proposed location of the mechanical for the climate control buildings, the proposed roofing material of the proposed mini-warehouse facility and removed the note concerning the office/apartment; indicating there will not be an office/manager’s residence located on the site. The applicant has also indicated signage will be located on the proposed vacuum stations. The site plan indicates a fabric canopy with signage three feet wide, ten feet long and three feet tall. The site plan also indicates pole signs located on Lots 1 and 3. The signs are proposed as a maximum of thirty-six feet in height and one hundred sixty square feet in area; consistent with signage allowed in commercial zones per the Zoning Ordinance. Staff is supportive of the proposed canopy signage and the proposed pole signage. The applicant is requesting an advanced grading permit (a variance from the Land Alteration Ordinance) for the site. The site plan indicates grading activities will take place on the entirety of the site even though the development will be phased. The applicant has indicated the retail building and mini-warehouse Buildings 2 – 6 will be developed in the first phase, the carwash facility and Buildings 7 – 13 will be developed in the second phase and Buildings 14 and 15 will be developed in the final phase. Staff is supportive of this request. The applicant has addressed landscaping comments and is requesting a reduced buffer width along the eastern perimeter of the site. The property to the east is a non-conforming salvage yard and the applicant has indicated screening should not be required. The Commission may reduce the required buffer width and required screening if deemed inappropriate. The site plan indicates a minimum landscape strip of six feet nine inches. The applicant is also requesting a July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 7 variance to allow a reduced street buffer width. The proposed site plan indicates a minimum of thirty-feet buffer adjacent to Stagecoach Road. Staff is supportive of the request to allow a reduced buffer along the eastern perimeter of the site and adjacent to Stagecoach Road. The applicant is requesting to amend the previously approved PCD to allow the construction of a carwash facility on property recently acquired to the east. The project will share the same common drive as shown on the original application. The parcel of land to the east will be constructed as a carwash that includes four manual bays, one automated bay and two vacuum stations. The proposed revision also includes the addition of two small mini-storage buildings, (one large building was lost due to storm water detention) and to allow one of the buildings to be used as conditioned storage space. The site plan indicates the mechanical will be screening by the building with “cut-outs” put in place to shield the equipment. The overall square footage of mini-storage is similar to the previously approved site plan. Staff is supportive of the applicant’s requested placement and layout of the proposed mini-warehouse buildings. The applicant has indicated the buildings and roof of the mini-warehouse buildings will be constructed of a galvalum material. The applicant has indicated the proposed material is non-reflective and should not cause a glare to nearby residents or passing motorists. Staff is supportive of the proposed construction material. The proposed days and hours of operation are 24 hours per day seven days per week for the carwash facility and the mini-warehouse facility. The retail hours are proposed as 7:00 am to 10:00 pm seven days per week. The proposed building height for the retail and carwash facility is thirty-five feet and the proposed building height for the mini-warehouse buildings is fifteen feet. Staff is supportive of the requested days and hours of operation and the proposed maximum building heights. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed development should have minimal to no adverse impact on the adjoining properties and the surrounding area. 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 the Land Alteration Ordinance to allow advanced grading of the site. July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 8 Staff recommends approval of the request to allow a reduced buffer along the eastern perimeter of the site and adjacent to Stagecoach Road. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Joe White of White Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. White addressed the Commission on the merits of the application. He stated the development was adjacent to an auto salvage yard to the east and shown as Mix Office Commercial. Mr. White stated he felt a carwash was a good use for the site. Ms. Janet Berry addressed the Commission in opposition of the proposed request. She stated her objection was to the 24-hour operation of the mini-warehouse and the carwash facility. She questioned if the mini-warehouse development would have a keypad entrance. She stated if the developer would agree to limit the hours she would be more amenable to the proposed development. She also stated there was a concern of vending and telephones located on the site. Mr. Mark Broach addressed the Commission in opposition of the proposed request. He stated his home was located across the street from the proposed development. He also stated he worked for a communications company and he was well aware to the number of calls received from area residents when a carwash facility was opened adjacent to a neighborhood. Mr. Broach stated currently there were three carwash facilities located within a three mile radius of the site. He stated there was one facility planned and if this site were constructed there would be five carwash facilities in the area. Mr. Broach stated typically carwash facilities acted as bait for unsavory types. Mr. Oley Rooker Addressed the Commission in opposition of the proposed request. He stated he traveled the road often and his concern was with the sight distance. He stated the entrance was located to near a curve which caused a dangerous situation. Mr. Broach addressed the Commission agreeing with Mr. Rooker and stating the speed of automobiles on the road was in excess of the posted speed limits. He stated on numerous occasions he would have to abort his turn into his driveway to keep from being hit while waiting to turn. Mr. White stated he felt the owner would be willing to close the facility from 12:00 am to 6:00 am. He stated he would agree that very few people would use the facility between those hours. He stated a keypad entrance would be used on the mini-warehouse facility to control access to the site. He stated there would not be any vending machines or telephones located on the site. July 15, 2004 SUBDIVISION ITEM NO.: 15 FILE NO.: Z-7496-A 9 Mr. White stated the development would share a driveway between the two lots abutting Stagecoach Road. He stated this would limit the number of conflicting turn movements into the site. He stated the developer would also install street improvements per the Master Street Plan. He stated the developer would construct a lane across the property frontage, which would allow a pull-off or a pass lane in the area. There was a general discussion of the proposed development. The Commission questioned the maximum building height. Mr. White stated the development would not be a truck wash facility. There was a general discussion of the existing roadway and the anticipated widening of Stagecoach Road. Staff stated on the short-side ten years. There was a general consensus the road widening would take much longer. Staff stated the developers half street improvements this would help the area. Staff stated the road was a State Highway and the City had little control. A motion was made to approve the request as amended including the applicant’s request for advanced grading, the limiting the hours of operation and no vending or telephones on site. The motion carried by a vote of 8 ayes, 3 noes 0 absent. July 15, 2004 ITEM NO.: 16 FILE NO.: Z-7593-B NAME: Sleep Inn Short-form PD-C LOCATION: 800 Block of South Shackleford Road DEVELOPER: David Patel 300 Markham Center Drive Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-C PROPOSED USE: 4-story 46 room hotel facility VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A rezoning request and a conditional use permit were originally filed for this site. The applicant proposed to rezone the site from O-3 to O-2 and also requested a conditional use permit to allow the construction of a five-story, fifty-eight room hotel. On June 2, 2004, the applicant submitted a request that the conditional use permit be withdrawn, which was approved by the Little Rock Planning Commission at their June 17, 2004, Public Hearing. The accompanying rezoning request was to be amended to a PD-C, which is the proposal currently before the Commission. July 15, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7593-B 2 A. PROPOSAL/REQUEST: The applicant proposes to rezone the site to PD-C to allow the construction of a four story, forty-six room hotel facility on the site. The proposal includes the placement of 56 on-site parking spaces. The total building height proposed is 45-feet. The applicant has indicated a total of 26.42 percent or 6,758.57 square feet of landscaped area will be provided. The total floor area includes 4,841.68 square feet on the first floor, 5,082.97 square feet on each of the remaining three floors for a total floor area of 20,090.59 square feet. The applicant has indicated a six foot monument style sign along Shackleford Road not to exceed the sign area allowed in office zones. B. EXISTING CONDITIONS: The site is located in an area dominated by office uses and zoning. The predominant use is larger, multi-story office buildings on larger tracts. Other uses in the general vicinity include other hotels, a restaurant and a furniture store. The I-430 right-of-way is located across Shackleford Road, to the east. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. The Birchwood and John Barrow Neighborhood Associations, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 21-175 of the Little Rock Code and the Master Street Plan. Currently, sidewalks are constructed to both the north and south of Financial Center 3. 2. Obtain permits prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 3. Construct sidewalks on Shackleford Road and on the north side of the drive accessing this site. 4. Change the flow into this site to one-way with the easterly most driveway being the entry drive. Redesign parking with 60 degree spaces to facilitate one-way flow. There is insufficient sight distance for traffic to safely enter the access drive from the hotel at the east driveway due to the earthen berm along the east property line or provide sight distance by removing earthen berm. July 15, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7593-B 3 5. Parking stall depths and maneuvering room is the parking lot is insufficient for access. Redesign in accordance with City of Little Rock standards. 6. The parking stalls in the corners must have 20-foot depths with islands in the corner to assure cars will not back into cars in the adjacent spaces. 7. Back out maneuvering space must be provided at the end stalls adjacent to the east-west access aisle to prevent vehicles from backing out into moving traffic access adjacent facilities. 8. Depth of the parking facilities can be reduced only by instituting 60 degree angle parking. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center-Point Energy: No comments received. Southwestern Bell: No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire protection 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 the private fire system. On-site fire protection will be required. Contact the Little Rock Fire Department so that they can evaluate this site to determine the location of the additional public and/or private fire hydrant(s) required. Any additional water facilities will be installed at the Developer’s expense. A contract with Central Arkansas Water will be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be size to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: The site is not on a CATA Bus Route. A route is located at Financial Center Parkway and Shackleford Road, two blocks north of this site. July 15, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7593-B 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan indicates Office for the site. The applicant has applied for a Planned Development - Commercial to allow the construction of a hotel. 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 Commercial Redevelopment Goal calls for maintaining and reinvigorating existing retail areas to provide active retail for local residents. This application would provide lodging for out of town residents. Landscape: Compliance with the City’s Landscape and Buffer Ordinance is required. Areas set aside for buffers and landscaping appear to meet with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The proposed site plan is similar to the site plan reviewed by the Subdivision Committee at their May 27, 2004, Subdivision Committee meeting. The Subdivision Committee at their June 24, 2004, meeting did not review the proposed site plan since there were no new issues. H. ANALYSIS: This O-3 zoned, .74± acre tract located on the west side of the 800 Block of S. Shackleford Road is currently occupied by an asphalt paved parking lot. The parking lot provides overflow parking for adjacent offices. The lot is accessed via a single driveway off of a 30-foot wide common drive easement off of Shackleford Road. The applicant is requesting approval of a planned development to allow for the development of a 4-story, 48-room hotel on the site. The building will have 25,173 square feet and be 45 feet in height. Fifty-six (56) parking spaces are proposed around the hotel. Access to the site will be from two driveways off of the common drive easement. The proposed hotel will not have a restaurant or meeting rooms. Signage is proposed to consist of a single ground-mounted sign on the Shackleford Road frontage, which will comply with ordinance standards for office zones; 6 feet tall and 64 square feet in area. No wall signage is proposed but staff would expect the building to have a sign on the front (east) façade, again complying with Ordinance Standards; 10% coverage. July 15, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7593-B 5 A 48-room hotel is required to have 50 on-site parking spaces based on one space per room plus an additional 10% for staff, etc. The applicant is proposing 56 on-site parking spaces. The parking is accessed via two driveways off of a 24- foot private driveway that serves this lot and other properties to the south. The hotel will not have any meeting rooms, restaurant or bar that might generate additional parking requirements. While staff recognizes that a hotel would be compatible with uses in the area, as would a 4-story building; there are concerns that this specific proposal results in overbuilding of the site. The applicant has proposed a setback of 20 ft. 2-inch setback from the south property line, which is the centerline of the common access drive. The building will be located 9 ft. 2-inches from the curb of the access drive. Staff has concerns with the placement of the building in this location with the indicated setbacks. A hotel with more than 20 rooms is required to have one parking space per guestroom plus an additional 10 percent of the total for employees and non- guests. This 46-room hotel should have a minimum of 50 parking spaces; 56 are proposed. The depth of the parking spaces and required maneuvering area on the north side of the hotel are 3-inches less than the ordinance minimum, even with allowing a 2-foot overhang to project into the landscape strip. The required landscaping has been provided. The dumpster and screening have been shown. There is no apparent bill of assurance issue. The 1916 bill of assurance does not address use issues. While staff believes the concept of developing the site for a multistory building for a hotel with a relatively small number of rooms is compatible with uses and zoning in the area, there are concerns about “fitting” this specific development on this small site. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated they felt the developer was overbuilding the site and they were making the site fit the development not the development fit the site. Staff stated the development was meeting minimum ordinance July 15, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7593-B 6 requirements with regard to landscaping and the parking stall depth was overhanging the landscaping strip by two foot. Staff stated even with this the depth of the stalls and the drive lane was three inches short of the typical minimum ordinance requirements. Mr. McGetrick stated the developer had worked with staff to address their concerns. He stated the overall development had decreased from 58 rooms to 48 rooms. He stated the parking was now more than adequate to meet the typical minimum ordinance requirement. He stated the site was a good location for a hotel development. He stated there were office buildings, commercial establishments and other hotels in the area. He stated the site was a parking lot that served as overflow parking for the adjacent office building. He stated he felt the developer was making use of a vacant parcel with an appropriate use. Mr. Hal Kemp addressed the Commission in opposition of the proposed request. He stated the development was over development of the site as indicated by staff. He stated the density of the development was not a good use for the site. He stated a more appropriate use would be a 6,000 to 10,000 square foot office building one to two stories in height. He stated the compatibility of a hotel building with conflicting traffic movements was not appropriate. He stated with conflicting traffic movements persons wishing to exit the site would be cutting through a nearby parking lot thus decreasing the value of the property to the south and causing a safety issue. Mr. Kemp stated a planned development was the only chance the development had of being able to work on the site since there were no typical ordinance requirements. He stated it was important for the Commission to consider the typical requirements when making their decision of the development of the site. Ms. Ruth Bell of the League of Women Voters of Pulaski County addressed the Commission with concerns. She stated she felt the use appropriate for the site but the intensity of the development was not appropriate. Mr. McGetrick stated the traffic problems would be minimal. He stated all the customers would not be leaving the site at the same time and would not be entering the site at the same time. He stated twenty cars would be a maximum that would be entering and leaving in a one hour period. He stated the use of the site was not so intense that it would change the traffic flow of the area. He stated the driveways were one-way which would also help to resolve traffic congestion and conflicts. There was a general discussion concerning the proposed development and staff’s concerns. The Commission questioned if the concerns were the overbuilding of the site, the density of the site or the minimums indicated. Staff stated it was a combination of all the elements. Staff stated the proposed development did not fit the site. The Commission questioned if the development were moved three inches would this resolve July 15, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7593-B 7 staff’s concerns. Staff stated it would not address their concerns. Staff stated the developer was maximizing the site with building and parking and meeting the minimum landscaping requirements. Staff stated this was their concern. Chairman Rahman stated the development was using a portion of the landscaping for overhang to allow the parking to be adequate. He stated even though technically this was still landscaping it did not give the appearance of landscaping. The Commission questioned why storm water detention was not required. Staff stated the site was a parking lot currently and there would not be any additional run-off with the construction of the new hotel since the site was already paved. A motion was made to approve the request. The motion failed by a vote of 4 ayes, 7 noes and 0 absent. July 15, 2004 ITEM NO.: 17 FILE NO.: Z-7663 NAME: Ferndale Mini-storage Long-form PD-C LOCATION: near the intersection of Kanis Road and Ferndale Cut-off Road DEVELOPER: Ferndale Mini-storage C/o Byron House 2612 Gribble Street North Little Rock, AR 72114 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.4 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Mini-warehouse development VARIANCES/WAIVERS REQUESTED: A five year deferral of the required street improvements to Kanis Road. A. PROPOSAL/REQUEST: The applicant is requesting a model planned commercial development of thirteen mini-storage buildings and an office for the specific purpose of providing a secure storage facility for local residents. The front of the Ferndale Storage buildings will be setback 85-feet from the center of Kanis Road. There are a number of cedar and magnolia trees on the property that the developer plans to transplant to the front of the property. In addition, to the existing trees, redbud, dogwood, red, yellow and orange maples will be mixed in to provide for color in the spring and fall. All along the front, next to the buildings and lining the entry drives, beds will be planted with azaleas, caladiums and inpatients. The Ferndale Storage July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 2 sign will be located in the front and will be six feet tall and ten feet long. The bed around the sign will be planted with colorful seasonal flowers. The front, both sides and the back of the property will meet the City’s landscaping and buffer requirements. The applicant has indicated the office will be in the front of the facility and have a nine-foot four inch eve height with a five on twelve roof pitch. The office color will match the storage buildings. The applicant has indicated Buildings 2 – 7 and 10 – 13 will be standard mini-storage buildings with eight-foot six inch eve heights with a one on twelve roof pitch. All storage buildings will have a green roof and green roll up doors. The wall color will be light stone and desert sand trim for accent. These natural colors will blend well with the evergreen trees at the front of the property. Building 8 is proposed as RV storage and will have a fifteen foot eve height. Building 9 is a climate controlled building with a nine foot six inch eve height. The development will be constructed in phases. The first phase will consist of the office building (Building 1) and Buildings 2 – 4. The grading, drainage, fencing, landscaping, irrigation, septic system for the office, perimeter lighting and security will be constructed with the first phase. Phase two will consist of Buildings 5 – 7 and 10, Phase 3 will consist of Buildings 8, 11, 12 and the final phase will consist of Buildings 9 and 13. The site plan includes the development of 63,575 square feet of mini-storage space and 1,260 square feet of office space. Building 9 will contain climate control units all under one roof and in one building. The HVAC mechanical will be located on the back side of the building. A single package design will be used to keep all the working of each unit outside the building. A five foot by five foot unit will be used for the return air and the duct work feeding the building. The applicant has indicated the days and hours of operation on the proposed site plan. The hours proposed are from six am to ten pm seven days per week. B. EXISTING CONDITIONS: The site is vacant and grass covered. To the north of the site is an auto salvage yard and to the south of the site is a mixture of residential and non-residential uses including a church. To the west of the site is also a church and at the intersection of Kanis Road and Ferndale Cut-off Road is a restaurant, grocery store and veterinary clinic. Kanis Road is a two lane roadway with open ditches for drainage. There are no sidewalks in place in this rural area. July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 3 C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident. All property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. There is not an active neighborhood association located within the area. D. ENGINEERING COMMENTS: Public Works: 1. The proposed right-of-way dedication meets Master Street Plan requirements. Kanis Road must be improved to Master Street Plan standard, or a deferral must be granted by the Board of Directors. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Only one 36-foot wide driveway would be allowed. 3. Plans for all work in the right-of-way shall be submitted to Public works for approval prior to the start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Contact the Pulaski County Sanitarian for approval of the proposed septic system. Entergy: Approved as submitted. Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Water service is not available to this site from Central Arkansas Water. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Maintain a 20-foot gate opening. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 1. Provide a 40-foot setback along all property lines adjoining residential properties. 2. A plat must meet state minimum standards. 3. Provide a Professional Engineer’s stamp for flood determination. July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 4 4. Provide drainage calculations. Show influent and effluent and indicate if existing structures have capacities to handle the run-off. 5. All driveways will have to undergo a design review and be permitted prior to construction. 6. Additional right-of-way dedication will be required. Provide a legal description of the indicated right-of-way dedication. 7. Provide a vicinity map on the proposed site plan. 8. Provide a Storm Water Pollution and Prevention Plan. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a PCD for a mini-storage development. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Principal Arterial on the Master Street Plan and Ferndale Cutoff is shown as a Minor Arterial. These streets may require dedication of right-of-way and street improvements. 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: The proposed width of the land use buffers along the western and a portion of the eastern perimeter are less than the 24-foot average requirement. Additionally, the proposed width of the northern land use buffer is less than the 34-foot average required by 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 sites northern, eastern and western perimeters. An irrigation system to water landscaped areas 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. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Robert Bowie was present representing the request. Staff stated the request was to construct thirteen mini-warehouse buildings totaling 63,575 square feet on July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 5 this 5.4-acre site. Staff requested Mr. Bowie provide additional information related to the proposed development including an approval letter from the volunteer fire department concerning the proposed fire protection. Staff also requested details concerning the proposed wastewater treatment system. Staff stated the indicated driveway and landscape islands were located within the right-of-way. Staff recommended Mr. Bowie redesign the entrance to allow cars backing out to not do so in the right-of-way. Public Works comments were addressed. Staff stated the driveway location and widths did not meet the traffic access and circulation requirements allowed. Staff suggested Mr. Bowie meet with them individually to discuss the proposed driveway width and location. Landscaping comments were addressed. Staff noted the indicated buffer along the western perimeter and a portion of the buffer along the eastern perimeter fell short of the twenty-four foot average requirement. Staff stated the buffer along the northern perimeter also fell short of the thirty-four foot average. Mr. Bowie noted the uses to the East, West and North were non-residential uses. Staff stated the Commission could reduce the required buffer if they deemed the requirement inappropriate. Staff stated the same would be true of the required screening. Mr. Bowie questioned comments from County Planning. Staff suggested Mr. Bowie meet with County Planning staff for additional information and clarification concerning their comments. 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 June 24, 2004, Subdivision Committee meeting. The applicant has provided an approval letter from the volunteer fire department concerning the proposed fire protection and an approval letter from the Pulaski County Sanitarian concerning the proposed wastewater treatment system. The applicant has redesigned the driveway and landscape islands to allow cars sufficient area for backing out and maneuvering away from the right-of-way. The driveway location and widths have also been redesigned to meet the traffic access and circulation requirements. The applicant has indicated a single entrance to the development and four on-site parking spaces. Staff is supportive of the indicated drives and parking proposed. July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 6 The applicant is requested a reduced buffer along the eastern, western and northern perimeters where the site abuts non-residential uses. The applicant has indicated a forty-foot landscape strip along the northeast portion of the site where there is an existing single-family home. Staff is supportive of this request. The applicant has indicated the required six feet nine inch landscaping strip in the area where the site abuts the non-residential uses consistent with typical minimum ordinance requirements. The applicant has also met with County Planning staff and addressed most of their issues. The applicant has indicated a forty-foot building setback around the entire site, consistent with commercial development requirements per Pulaski County. The applicant is requesting the development of thirteen mini-storage buildings and an office. The front of the Ferndale Storage buildings will be setback 85-feet from the center of Kanis Road. The applicant has indicated signage will be located in the front and will be six feet tall and ten feet long. Staff is supportive of the proposed signage. The applicant has indicated signage less than typically allowed in commercial zones. Staff feels the smaller sign area is appropriate for this site. The applicant has indicated the office will be in the front of the facility and have a nine-foot four inch eve height with a five on twelve roof pitch. The applicant has indicated Buildings 2 – 7 and 10 – 13 will be standard mini-storage buildings with eight-foot six inch eve heights with a one on twelve roof pitch. Building 8 is proposed as RV storage and will have a fifteen foot eve height. Building 9 is a climate controlled building with a nine foot six inch eve height. The applicant has also indicated the development will be phased. The first phase will consist of the office building (Building 1) and Buildings 2 – 4. The grading, drainage, fencing, landscaping, irrigation, septic system for the office, perimeter lighting and security will be constructed with the first phase. Phase two will consist of Buildings 5 – 7 and 10, Phase 3 will consist of Buildings 8, 11, 12 and the final phase will consist of Buildings 9 and 13. The site plan includes the development of 63,575 square feet of mini-storage space and 1,260 square feet of office space. Building 9 will contain climate control units all under one roof and in one building. The HVAC mechanical will be located on the back side of the building. A single package design will be used to keep all the working of each unit outside the building. A five foot by five foot unit will be used for the return air and the duct work feeding the building. The applicant has indicated the days and hours of operation will be from six am to ten pm, seven days per week. July 15, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7663 7 The applicant is requesting a five year deferral of street improvements to Kanis Road or until adjacent development occurs. Staff is supportive of this request. The applicant has indicated a dedication of right-of-way 55-feet from centerline, per the Master Street Plan requirement. The area is a rural area and the deferral of street improvements should not adversely affect the area. Staff is supportive of the applicant’s request. The indicated building heights, phasing plan and days and hours of operation are consistent with mini- warehouse developments in the City. The primary uses in the area are non- residential and the site is shown as Commercial on the City’s Future Land Use Plan. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the development is appropriate for the site. 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 applicant’s request for a five year deferral or until adjacent development occurs of the required street improvements to Kanis Road. PLANNING COMMISSION ACTION: (JULY 15, 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 applicant’s request for a five year deferral or until adjacent development occurs of the required street improvements to Kanis Road. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 18 FILE NO.: LU04-17-01 Name: Land Use Plan Amendment - Crystal Valley Planning District Location: 13504 Crystal Valley Road Request: Single Family to Commercial Source: John Frahm PROPOSAL / REQUEST: Land Use Plan amendment in the Crystal Valley Planning District from Single Family 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 application is for an automotive repair shop use with no residential uses. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family District and is 1.88± acres in size. The site currently has a garage building with a residential component included. The site is totally surrounded by R-2 zoning and has primarily single-family houses surrounding the application. Large lot rural type development is on the north side of the road while on the south side is more dense single-family subdivisions. To the southwest, there is an apartment development zoned MF-6 Multifamily. To the west, there is a PCD Planned Commercial Development for a sheet metal shop that is no longer in business. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: May 16, 2000, changes from Commercial to Single Family, Commercial to Public Institutional and Commercial on the north side of Stagecoach Road between Crystal Valley Road and I-430 a half of a mile to the southeast. May 16, 2000, changes from Mixed Commercial Industrial to Commercial, Mixed Commercial Industrial to Mixed Office Commercial and Industrial to Commercial on the south side of Stagecoach Road between /I-430 and Baseline a half of a mile to the southeast. May 16, 2000, a change from Single Family to Suburban Office on the northwest corner of baseline and Stagecoach Roads northwest of the Commercial one half of a mile south of the site. May 19, 1998, a change from Single Family to Suburban Office on Crystal Valley Road at Goldleaf Drive one third of a mile to the east. July 15, 2004 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LU04-17-01 2 MASTER STREET PLAN: Crystal Valley Road is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and street improvements. Currently, this street is a two lane with open ditches. The site is one third of a mile west of a proposed north-south minor arterial that extends from Crystal Valley Road north to David O. Dodd. This minor arterial extends northward to connect with Bowman Road. PARKS: There are no parks in the immediate vicinity of this application. The site is centered between the proposed Equestrian and the “Take it to the Extreme” Trails. This area is in an area of deficiency using the 8-block strategy. 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 Otter Creek Neighborhood Action Plan. The Office And Commercial Development Goal has two objectives listed relevant to this case: 1) “… Amendments should be made vary rarely, only with neighborhood input, and only when it can be clearly demonstrated that the amendment will enhance the quality of life in the area” and 2) “Limiting commercial and office development in the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets.” The neighborhood action plan does not support this application. ANALYSIS: This area is a predominately rural area with single-family houses on large lots. The non-residential uses are concentrated on Stagecoach Road. The PCD located to the west as shown on the map was a sheet metal shop that was located there prior to extraterritorial zoning. That business is no longer in operation. The site still has the residential component. This application would create an island of a more intense use surrounded by residential uses. In the past six months, two single-family subdivisions have been approved in the July 15, 2004 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LU04-17-01 3 immediate area. These developments demonstrate the interest in residential development in the area. That negates any argument that the only redevelopment option is non-residential since there is a non-residential use on the property now. This application is not supported by the neighborhood plan. The Goals and Objectives state: “1)…Amendments should be made vary rarely, only with neighborhood input, and only when it can be clearly demonstrated that the amendment will enhance the quality of life in the area” and 2) “Limiting commercial and office development in the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets.” The neighborhood action plan does not support this application for the proposed location. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Crystal Valley Property Owners Association, Plantation House Homeowners Association, SW Little Rock UP, WCLR Coalition of Neighborhoods, Otter Creek Homeowners Association. Staff has received one comment from an area residents who is opposed to the change. Crystal Valley Property Owners Association Neighborhood Association, which covers this site, is opposed to the change. Plantation House Homeowners Association is also opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This application would create an island of a more intense use in an area of current residential uses and recent single-family subdivision activity for additional single-family structures. PLANNING COMMISSION ACTION: (JULY 15, 2004) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made a presentation of item 18.1 so the discussion could coincide with the discussion for item 18. See item 18.1 for a complete discussion concerning the Short Form Planned Commercial Development. The Planning Commissioners entered into a discussion as to whether the withdrawal or denial of the land use plan amendment would be detrimental to the applicant. If denied, the applicant would not be able to file the same application within one year. The applicant then asked for the item to be withdrawn. A motion was made to withdraw the item and was approved with a vote of 11 ayes, 0 noes and 0 absent. July 15, 2004 ITEM NO.: 18.1 FILE NO.: Z-7664 NAME: Frahm Short-form PD-C LOCATION: 13504 Crystal Valley Road DEVELOPER: John Frahm c/o Roberts Law Firm 20 Rahling Circle Little Rock, AR 72223 ENGINEER: Brooks Surveying Company 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.24 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Automobile Repair VARIANCES/WAIVERS REQUESTED: A three year deferral of the paving requirement for the existing parking and drive. A. PROPOSAL/REQUEST: The applicant proposes to rezone the site located at 13504 Crystal Valley Road from R-2, Single-family to PD-C to allow the owner to operate an automobile repair business specializing in the repair of Japanese cars. The proposed hours of operation are from eight am to five pm, Monday through Friday. The applicant has indicated there will not be any additional employees of the company. The proposed site plan indicates a single sign to be located on Crystal Valley Road. The proposed sign consists of signage six feet in height and 24 square feet in area. The applicant is requesting a three-year deferral of paving July 15, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7664 2 requirement for the existing parking area and drive. The site plan also includes the placement of a wood fence along the southern property line with the remainder of the site screened by existing evergreen foliage, which is a minimum of six feet in height. The site is located outside the City Limits but within the City’s Extraterritorial Planning Jurisdiction. B. EXISTING CONDITIONS: The site contains an existing metal building with two additional out buildings currently being used as storage. The driveway from Crystal Valley Road is a very narrow gravel drive. There is a gravel circular drive in front of the proposed shop building. To the south of the site are single-family homes located on large lots. Further to the south of the site are two subdivisions with lots sizes averaging 10,000 square feet. Crystal Valley Road is a two lane roadway with open ditches for drainage. To the west of the site is a vacant tract recently reviewed and approved by the Commission for a single-family subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents some indicating support and some indicating opposition. The Crystal Valley Property Owners Association, Southwest Little Rock United for Progress, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comments regarding change in use for existing building. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Contact the Pulaski County Sanitarian for approval of the proposed septic system. Entergy: Approved as submitted. Center-Point Energy: No comment received. SBC: No comment received. July 15, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7664 3 Central Arkansas Water: On site fire protection will be required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: If gates are installed on the drives a minimum of a 20-foot gate opening must be maintained. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: 1. Show owner of record of adjoining properties. 2. A 40-foot setback is required along property lines that adjoin residential properties. 3. All plats must meet state minimum standards. Provide ties to land corners. 4. If a driveway culvert is needed the pipe a design must be reviewed and permitted by the county. 5. Provide a clearing permit from ADEQ 6. Provide information concerning the indicated easement more specifically to whom and from whom is the easement granted. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows single Family for this property. The applicant has applied for a PCD for an automotive use. A land use plan amendment for a change to Commercial is a separate item on this agenda (Item No. 18 – File No. LU04-17-01). Master Street Plan: Crystal Valley Road is shown as a collector on the Master Street Plan and may require dedication of right-of-way and street improvements. July 15, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7664 4 City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Otter Creek Neighborhood Action Plan. The Office And Commercial Development Goal has two objectives listed relevant to this case: 1) Adhering to the Land Use Plan… Amendments should be made vary rarely, only with neighborhood input, and only when it can be clearly demonstrated that the amendment will enhance the quality of life in the area and 2) Limiting commercial and office development in the "heart" of our planning area to that which primarily serves the neighborhood (C-1 uses) while attracting enough business from other areas to be profitable. We define the heart of our area as roughly located between Crystal Valley Road and Otter Creek Road along Stagecoach Road and being largely residential. Support other more intense uses to locate on the peripheral of our study area where interstate traffic will support their larger markets. Landscape: A 6-foot high opaque screening fence, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required around the perimeter of this site. If a parking area is to be developed, it will need to be landscaped in compliance with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was present representing the request. Staff stated the applicant currently lived on the site and was repairing automobiles as a hobby for family and friends. Staff stated the applicant intended to expand to a full time business and was requesting a rezoning to allow the activity to take place on the site. Staff questioned if the land area was once a part of the property to the south. Mr. Frahm stated this was the case and his father had separated the tracts several years prior. Staff stated they would need deed documents indicating the subdivision had taken place at least ten years prior to avoid a subdivision application request in addition to the rezoning. Staff also requested additional information concerning the dumpster location, details of any proposed signage and areas of outdoor storage. Landscaping comments were addressed. Staff noted if a parking area was added, landscaping would be required in compliance with the ordinance requirements. Staff also stated screening would be required around the perimeter of the site. Mr. Frahm stated there were evergreen shrubs and dense underbrush currently existing. Staff stated if in fact the shrubs were evergreen this could count as the required screening. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. July 15, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7664 5 H. ANALYSIS: The applicant submitted the additional requested information to staff from the June 24, 2004, Subdivision Committee meeting. The applicant has furnished staff with a deed document dated prior to 1994 indicating the lot was split from a property to the south and the current pipe stem lot was created. The applicant has also indicated no new drives will be added to the site and all buildings exist. The applicant has also indicated there will not be a dumpster located on the site and no areas of outdoor storage of inventory and parts is proposed with the new use. The applicant has also indicated there will be a single sign located on Crystal Valley Road on the applicant’s property. The sign will be a maximum of six feet in height and twenty-four square feet in area. Staff is supportive of the proposed request. The site is located outside the City Limits but within the City’s Extraterritorial Planning Jurisdiction. The applicant proposes to rezone the site from R-2, Single-family to PD-C to allow the owner to operate an automobile repair business specializing in the repair of Japanese cars. The proposed hours of operation are from eight am to five pm, Monday through Friday. The applicant has indicated there will not be any additional employees of the company. Staff is supportive of the request to allow this single use and for the applicant to utilize the site. Staff would recommend this use not be transferable and should someone other than the owner desire to use the site for an automobile repair business, the prospective user submit a revision to the plan to allow the business to continue. The site plan also includes the placement of a wood fence along the southern property line with the remainder of the site screened by existing evergreen foliage, which is a minimum of six feet in height. Staff recommends approval of the proposed screening. The applicant is requesting a three-year deferral of paving requirement for the existing parking area and drive. Staff is supportive of this request. The drives exist and staff does not feel the deferral of the required paving will have any 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 would recommend this use not be transferable and should someone other than the owner desire to use the site for an automobile repair business the prospective user submit a revision to the PD-C to allow the business to continue. July 15, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7664 6 Staff recommends approval of the applicant’s requested three year deferral of the hard surface paving requirement of the existing drives and parking. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the development was somewhat preexisting and there would not be any new construction. Staff stated the applicant had used the site in the past to repair vehicles as a hobby but was now requesting to be allowed to operate a business on the site. Mr. Frank Vorster addressed the Commission in opposition of the proposed request. He stated the site had 30 to 40 cars a day entering and leaving the site and with a business the number of cars would only increase. He stated the site did not have access to Crystal Valley Road. He stated the applicant was utilizing a driveway to the west of his property as access. Mr. Vorster stated there were also issues with the racing of motors from the site. Mr. Olie Rooker addressed the Commission in opposition of the proposed request. He stated to allow the development into a residential neighborhood would be like “dropping a dead fly into the middle of a lemon meringue pie”. He stated with higher density of use crime typically followed. He requested the Commission not “throw the fly in the middle of their neighborhood”. He stated the neighborhood did not want businesses in their area. He stated by allowing the commercial element into the area would be allowing “the camel to stick his nose under the tent”. He stated there was not a logical reason to allow the commercial establishment into the neighborhood. Mr. Rodman Ritchie addressed the Commission in opposition of the proposed request. He stated adjacent to the site 30 new homes were proposed. He stated currently the applicant was repairing racecars and the noise was tremendous. He stated most of the residents in the area did not complain unless the noise became too excessive. He stated the proposed use of the site would create a problem for the neighborhood with the increased traffic and the noise from a commercial establishment. Ms. Annette Richard addressed the Commission in opposition of the proposed request. She stated the development was not a fit for the neighborhood. She stated the area was primarily residential and a commercial establishment was not a fit to the single- family neighborhood. July 15, 2004 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-7664 7 Mr. John Frahm addressed the Commission on behalf of his request. He stated he did have a racecar on the site and he started the car once a week to pull the car on the trailer. He stated he did not repair the car on site. He stated the access easement was recorded on the survey for his property. He stated he was not living on the site any longer but did live in the area approximately two miles away. The Commission questioned the number of vehicles that would be on the site. Mr. Frahm stated he had three cars and he would limit intake of cars to three cars. He stated the site contained a garage with two bays, one of which he used to store his racecar. There was a general discussion concerning the placement of commercial in the middle of the neighborhood. Commissioner Floyd stated there was a sheet metal shop located very close to the site and there were other commercial business located near the site. Mr. Rooker stated the sheet metal shop was no longer in operation. He stated to place commercial zoning on the map would allow others false hope that commercial was an appropriate use for the area. The Commission questioned Mr. Frahm about the need for a sign. Mr. Frahm stated he did not need a sign to identify his business and he was willing to remove signage from his request. Commissioner Meyer stated that by rezoning areas for commercial uses more specifically this type use made it more difficult to market areas which were zoned appropriately in depressed areas of town such as Asher Avenue, Geyer Springs Road and Colonel Glenn Road. A motion was made to approve the request as amended. The motion failed by a vote of 5 ayes, 6 noes and 0 absent. July 15, 2004 ITEM NO.: 19 FILE NO.: Z-7665 NAME: Rock Haven Addition Short-form PD-R LOCATION: 1000 and 1100 Kirby Road DEVELOPER: Rock Haven Properties 700 East 9th Street - 10M Little Rock, AR 72202 ENGINEER: Development Consultant, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 6.068 acres NUMBER OF LOTS: 22 FT. NEW STREET: 1590 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family residential VARIANCES/WAIVERS REQUESTED: Plat Variance - 1. A variance to allow a reduced lot area for Lots 4 – 8 and Lots 14 - 24. A. PROPOSAL/REQUEST: The proposed development is designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The lots will be minimally sized to accommodate buildable surface areas between 1,500 and 2,450 square feet on each lot. Homes may be built up to two stories in height. The bill of assurance will prescribe minimum and maximum home sizes, as well as controls for architectural quality that will be administered by an architectural review committee. Each buildable area is set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. All July 15, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7665 2 homes will have an enclosed garage that is located at the rear of the structure and entered from the looped drive. Homes will front on the interior common park area. The proposed access to lots is accomplished with a private drive that encircles the property and is within a common access and utility easement area. This easement is a part of the large Lot 1 area, which comprises all of the land not contained within the residential lots. All improvements and land within Lot 1 will be held in common ownership by the property owners association and will also be maintained by the property owners association. The property owners association may also maintain individual lot area landscaping. The applicant has indicated Tract A as a separate parcel containing 1.91 acres, which is located to the south of the proposed PR-D parcel. The applicant has indicated Tract A will be reserved for possible future commercial development. The applicant is requesting a deferral of required street improvements to Kirby Road until the final platting of this lot. The applicant has indicated phasing will be utilized for the development. Phase I will consist of the development of Lots 1 – 12 including all required street improvements and infrastructure. Phase II will consist of the development of Lots 13 – 24 along with all required infrastructure and street improvements. B. EXISTING CONDITIONS: The site is vacant and clearing of underbrush is currently underway. There are residential uses located to the east of the site; both site built and manufactured homes. To the south of the site is a vacant C-1 zoned property. To the west of the site is vacant R-2, Single-family zoned property. Kirby Road is a narrow, unimproved road with open ditches for drainage. Only a portion of the site lies within the City limits. Annexation will be required prior to development. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Kirby Road is classified on the Master Street Plan as a collector street. Dedication of right-of-way to 30-feet from centerline is shown on the plat as is July 15, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7665 3 the required boundary street improvements. 2. Appropriate handicap ramps are required with the sidewalk construction. 3. A grading permit in accordance with Sections 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. Show the proposed location for storm water detention facilities on the plan. Basins must be located wholly on this property. An existing pond crosses the property line. 5. In accordance with Section 31-207, private streets shall be constructed to the same standards as public streets. Streets must have curb and gutter and provide a minimum 26-feet width back to back of curb. Provide minimum curve radius of 75-feet. 6. The curb radius at the entrance must provide a radius sufficient for standard single unit truck to make a full u-turn without lane conflicts. Use standard turn templates. 7. Residential trash pick-up will not be provided on private streets unless a damage waiver is provided by the property owners association and streets are all designated and constructed to standard. 8. No gates would be allowed with the current entrance design. 9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. If annexed into the City of Little Rock, no pump station will be allowed. A sewer main extension will be required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: No comment received. 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. Water service is not available to this property without approval of the City of Little Rock. The Little Rock Fire Department will need to approve the fire hydrant locations and vehicular access to all parcels. 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 July 15, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7665 4 development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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 Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Single Family for this property. The applicant has applied for a PRD located on the Single Family portion and unnamed future development for Tract A located in the MOC area. The request does not require a change to the Land Use Plan. Master Street Plan: Kirby Road is shown as a Collector on the Master Street and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Infrastructure goal listed an action statement relevant to this case as: Widen Kirby Road to a 36-foot 2-lane road and install curb and gutter. The Residential Development Goal listed two objectives relevant to this case: 1) To create and maintain well planned residential neighborhoods that provides an aesthetically pleasing, unique, healthy, and safe urban living environment and 2) Ensure that future developments of existing undeveloped land meet neo-traditional design standards, including the placement of neighborhood passive green space and community services within developing neighborhoods. An Action Statement relevant to this case is “Support a continuous progression of intensity from single-family and multi-family in newly developing areas, placing the multi-family as a buffer between single-family and non-residential uses.” The Office and Commercial Development Goal listed two action statements relevant: 1) Restrict the overgrowth of commercial development to residential development, and 2) Aggressively use Planned Zoning Districts (PZD’s) to influence more neighborhood-friendly and better quality developments. Landscape: No comment. July 15, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7665 5 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Robert Brown and the owner were present representing the request. Staff stated the proposed development included the construction of twenty-two single- family patio homes on separate lots. Staff noted a portion of the site was not located within the City limits and annexation would be a condition of approval. Staff requested Mr. Brown provide additional information concerning the proposed preliminary plat including the source of title of the landowner. Mr. Brown stated the owner had just closed the property and this information was not readily available but he would furnish the source of title as soon as the deed was returned from the abstract company. Staff requested detailed information concerning any proposed signage. Staff stated typically subdivisions were allowed one subdivision identification sign. Staff also requested information concerning any proposed fencing along with details concerning the height, location and construction material. Public Works comments were addressed. Staff stated the indicated radius did not appear to work for garbage trucks and delivery trucks. Staff requested Mr. Brown study alternatives for access into the site. Mr. Brown stated he would work with staff to minimize their concerns and allow for movement into the site. Staff stated one-half street improvements would be required to Kirby Road. Mr. Brown stated the desire was to phase the street improvements with the proposed phasing of the lots. Staff stated this would be acceptable if the phasing proposed would not cause any traffic conflicts. Wastewater comments were briefly discussed. Mr. Brown stated he would have a conversation with the wastewater department concerning the proposed pump station. He stated sewer would be extended from the south within the next five to ten years at which time the development could abandon the pump station and tie on to the system with a gravity flow line. Mr. Brown stated a possible agreement could be the property owner’s association being responsible for maintaining the pump station until the new line was constructed. 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 June 24, 2004 Subdivision Committee meeting. The applicant has indicated the source of title of the landowner and details of the proposed subdivision identification signage. The applicant has indicated four sign locations July 15, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7665 6 with a maximum of six feet in height and thirty-two square feet in area; consistent with subdivision identification signage allowed per the Zoning Ordinance. Typically subdivision are allowed only one identification sign. Staff is supportive of the placement of decorative walls in the indicated locations and identification of the subdivision only in one location. The applicant has also redesigned the entrance to the proposed subdivision consistent with staff request. The applicant has indicated two entrance drives located on the north and south property lines. The drives are proposed as twenty-four feet, which would allow for two-way traffic. The applicant has addressed staff’s concerns by allowing a sufficient radius at the entrance to allow for access to the site by City vehicles. Staff is supportive of the concept of the proposed development. The applicant has indicated the proposed development is designed based on a concept blended between a zero lot line subdivision and a horizontal property regime. The site plan also indicates the lots will be minimally sized to accommodate buildable surface areas (between 1,500 and 2,450 square feet) on each lot. The site plan indicates a maximum building height of 35-feet and the homes will be maximum of two stories. Each buildable area is set within one foot of one lot line, and fourteen to fifteen feet from the other to allow for a small side yard area. The applicant is also requesting a three foot area on the side yard for the placement of fireplace and window projections. The applicant has indicated a zero lot line development. Per the Subdivision Ordinance, the applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for the purposed of delineating the maximum buildable area of each lot and the zero lot line yard has been specified. The proposed development will require a variance to allow a reduced lot area for Lots 4 – 8 and Lots 14 – 24. The typical minimum lot area for a zero lot line development is 4000 square feet. Staff is supportive of this request. Staff feels the proposed design concept and the reduced areas will not have any adverse impact on adjoining properties or neighborhoods. The applicant has indicated Tract B as a separate parcel containing 1.91 acres. The applicant has indicated Tract B will be reserved for possible future commercial development. The applicant is requesting a deferral of required street improvements to Kirby Road until development occurs. The applicant has indicated phasing will be utilized for the development. Phase I will consist of the development of Lots 1 – 13 and Tract A including all required street improvements to Kirby Road and required infrastructure for the Phase I July 15, 2004 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7665 7 portion of the development, Phase II will consist of the development of Lots 14 – 24 along with all required infrastructure. The applicant has indicated annexation will be sought from the County and City if the proposed development is approved. The applicant has also indicated an agreement with the wastewater utility has been reached concerning the proposed connection to the City sewer system. The property owners association will maintain a pump station for the proposed development until access to a line located to the south is secured. The applicant has indicated there is not an active Bill of Assurance for the proposed site. 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 area. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Robert Brown of DCI Engineers and Planners 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 lot area and the applicant’s proposed signage plan. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 20 FILE NO.: Z-7666 NAME: Morris Short-form PD-C LOCATION: 3701 John Barrow Road DEVELOPER: Ernell Morris 3908 Tudor Drive Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.29 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: O-3, General Office District ALLOWED USES: General and Professional Office Uses PROPOSED ZONING: PD-C PROPOSED USE: Catering Company VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the site from O-3, General Office District to PD-C to allow a catering service to locate on the site. The applicant has indicated the service will entail cooking, preparing and delivering food items to customers, and preparing food trays to include hot and cold items. The applicant has indicated there will not be consumption or pick-up service available on the premises. The applicant has indicated two vehicles presently will be parked at the business location during the operating hours. Only the delivery vehicles will be left parked at the business premises after operating hours. At the opening of business, the only employees will be the owner, and four employees. There will be no more than three vehicles at the premises at any given time. The hours of July 15, 2004 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7666 2 operation are proposed as 6 am to 10 pm Monday through Saturday. The applicant has indicated hours will be flexible depending on the catering events booked. The applicant is requesting O-3, General Office District uses as alternative uses for the site. B. EXISTING CONDITIONS: The site contains a single-family structure currently vacant. There are single- family home located to the north, south, east and west of the site. Further to the north of the site is a commercial node at the intersection of West 36th Street and John Barrow Road. Currently West 37th Street is not constructed adjacent to the site and it appears the property at 3701 John Barrow Road is using the right-of- way as parking. John Barrow Road is constructed with curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received one phone call from an area resident requesting additional information. The John Barrow Neighborhood Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment regarding the change in use of the existing home. Any future construction would require review by Public Works. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available. Contact Little Rock Wastewater Utility for regulations concerning grease traps for commercial establishments at 688-1414 for additional information. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer July 15, 2004 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7666 3 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 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). Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 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 Mixed Office Commercial for this property. The applicant has applied for a PDC for a catering business. The request does not require a change to the Land Use Plan. Master Street Plan: John Barrow Road is shown as a Minor Arterial on the Master Street Plan and 37th Street is shown as a Local Street. These streets may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial Goal states “To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses.” Landscape: 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, southern and eastern perimeters of this site. If a parking area is to be developed, it will need to be landscaped in accordance with ordinance requirements. July 15, 2004 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7666 4 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the request was to rezone a site currently zoned O-3, General Office District to Planned Development Commercial to allow a catering business to locate on the site. Staff stated the applicant was requesting O-3 uses as an alternative use for the site. Staff requested Mr. McGetrick provide additional information concerning the proposed uses of the site. Staff questioned if there would be any prepared food sales, tastings or classes conducted at the site. Staff also questioned if there would be a dumpster located on the site and if delivery vehicles would be stored on the site. Landscaping comments were addressed. Staff noted screening would be required along the northern, southern and eastern perimeters of the site. Staff also stated if a parking area were developed screening would be required per the ordinance standard. 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 the requested additional information to staff as requested at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated there will not be any consumption of food or pick-up service available on the premises. The applicant has also indicated the days and hours of operation and the proposed number of employees. The applicant has indicated the only employees will be the owner, and four employees (all family members). There will be no more than three vehicles at the premises at any given time. The applicant has indicated hours will be flexible depending on the catering events booked. The applicant has indicated the primary hours of operation will be 6 am to 10 pm Monday through Saturday. Staff is supportive of the applicant’s proposed request to rezone the site from O- 3, General Office District to PD-C to allow a catering service to locate on the site. Staff feels the applicant’s proposal for cooking, preparing and delivering food items to customers, and preparing food trays to include hot and cold items will not have an adverse impact on the adjoining properties. The site will not generate any customer traffic which staff feels is a plus. The applicant has indicated there will not be consumption or pick-up service available on the premises. The applicant has indicated three vehicles presently will be parked at the business location during the operating hours. Only the delivery vehicles will occasionally be left parked at the business premises after operating hours. July 15, 2004 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7666 5 Staff is supportive of the applicant’s request to allow O-3, General Office District uses as alternative uses for the site. The site is currently zoned O-3, General Office District and staff does not feel a use listed in this zoning classification will have any adverse impact on the adjoining properties. The applicant has not indicated any signage as a part of the proposed development. Staff recommends any signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff recommends approval of the request to allow a catering company to locate on the site and the applicant’s request to allow O-3, General Office District uses as alternative uses for the site. 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 request for O-3, General Office District uses as alternative uses for the site. Staff recommends any proposed signage be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the request. There were no registered objectors present. Staff presented 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 recommended approval of the request to allow O-3, General Office District uses as alternative uses for the site. Staff also recommended any proposed signage be consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 21 FILE NO.: Z-7667 NAME: HWY 10 Business Park Short-form PCD LOCATION: 14410 Cantrell Road DEVELOPER: Central Acquisitions, LLC 900 South Shackleford – Suite 220 Little Rock, AR 72211 ENGINEER: Davis Engineering Co. 55 Marcella Drive Little Rock, AR 72223 AREA: 3.772 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: Selected C-3 uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting to rezone the site from R-2, Single-family to PCD to allow the redevelopment of the site. Currently there is a single-family structure being used as a non-conforming office use and a non-conforming concrete truck repair business. The applicant is requesting to use the site as a lawn care business without outdoor storage, landscaping business without outdoor storage, real estate office, pest control office, general contractor’s office without outdoor storage or an appraisal company. The applicant has indicated any storage activities will take place in the existing warehouse building located in the rear of the site. July 15, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7667 2 B. EXISTING CONDITIONS: The site contains an existing single-family structure and a large industrial building currently being used as a concrete truck repair business. The site is accessed from a private access easement across property located to the south of the site. To the east of the site is a vacant wooded site recently approved as a PCD for a mini-warehouse development. To the west of the site is a single-family subdivision with homes accessed from Pine Mountain Drive. North of the site is vacant MF-12 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several informational phone calls from area residents. The Secluded Hills Neighborhood Association, Westbury Property Owners Association, Westchester/Heatherbrae Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. No comment regarding the change in use of the existing building. 2. The access easement to Cantrell Road crosses the Planned Commercial Development to the South. In the future, the easement is to be relocated West to Pinnacle Valley 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 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. 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 July 15, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7667 3 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 fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension will be required to allow for fire protection and additional meter(s). 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: Approved as submitted. 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 transition for this property. The applicant has applied for a PCD to recognize an existing use of a concrete pumper truck repair shop and for additional uses such as landscaping business and general and professional office. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Cantrell Road is shown as a Principal Arterail on the Master Street Plan and may require dedication of right-of-way and street improvements. 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 action statements of 1) Preserve the Highway 10 Overlay District, 2) vigorously enforce the ordinance for hillside protection, and 3) Vigorously enforce the ordinance for the preservation of trees. Landscape: 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 of the site. July 15, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7667 4 If a parking area is to be developed, it will need to be landscaped in accordance with ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was not present. Staff stated the request was to allow the use of an existing single-family structure as an office uses. Staff noted the applicant was also requesting alternative uses, which could possibly require outdoor storage areas. Staff stated they would contact the applicant directly to resolve any outstanding technical 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: Staff has met with the applicant concerning the outstanding issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant is requesting to rezone the site from R-2, Single-family to PCD to allow the redevelopment of the site with selected office uses. Currently there is a single-family structure being used as a non-conforming office use and a non-conforming concrete truck repair business located in a rear warehouse building. The applicant has indicated there will not be a dumpster located on the site and there is no signage proposed as a part of the development. The applicant is not proposing the addition of any new parking on the site. The applicant has indicated there is not an active Bill of Assurance for the proposed property on file with the County Court House. The applicant is requesting to use the site as a lawn care business without outdoor storage, landscaping business without outdoor storage, real estate office, pest control office, general contractor’s office without outdoor storage or an appraisal company. The applicant has indicated any storage activities will take place in the existing warehouse building located in the rear of the site. Staff is supportive of the applicant’s request. The applicant has indicated there will not be any outdoor storage of equipment, material of vehicles on the site. With this agreement, staff can support the proposed listed uses. The site is classified as Transition on the City’s Future Land Use Plan. Staff feels if all the uses are enclosed, the site may redevelop consistent with the Transition designation. July 15, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7667 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. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated all uses were to remain indoors and there was to be no outdoor storage of equipment and/or materials as a part of the approved site plan. Staff presented 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 for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 15, 2004 ITEM NO.: 22 FILE NO.: Z-7668 NAME: Chardeau Court Addition Short-form PD-R LOCATION: 12900 Hinson Road DEVELOPER: Rodney Chandler P.O. Box 22021 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying Company 1012 Autumn Road, Suite 1 Little Rock, AR 72211 AREA: 1.85 Acres NUMBER OF LOTS: 10 FT. NEW STREET: 163 LF CURRENT ZONING: R-2, Single-family District ALLOWED USES: Single-family Residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family Patio Home Development VARIANCES/WAIVERS REQUESTED: Plat Variances – 1. A variance to allow a reduced lot area for Lots 2, 3 and 4. A. PROPOSAL/REQUEST: The proposed property contains 1.85 acres and the applicant proposes to develop the site with ten single-family lots. Chardeau Court is a planned residential development to consist of ten upscale residential patio homes. Proposed homes will contains three bedrooms, great room, two full baths, formal dining, kitchen with breakfast area and attached double garage. All homes will have a French European exterior elevation with an accented décor and feature amenities that are standard for upscale patio homes of this style. Interior July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7668 2 amenities include granite slab kitchen countertops, flooring of wood, stone, tile and carpet, marble baths, raised ceilings with stacked crown molding and recessed can lighting to provide elegant interior features. Exterior features include masonry with structural accents and details such as brick on all four sides, precise keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to enhance the aesthetics of the development. The patio homes will have a minimum front setback of eighteen feet and a rear setback of ten feet with wooden privacy fencing planned for each home to promote an upscale environment and enhance street scene. The patio homes in Charadeau Court will range in square footage from 1,600 to 2,500 of heated and cooled space. It is anticipated that homes will sell in the $120.00 to $130.00 per square foot price category. A bill of assurance will be maintained to protect the values of properties in and around Chardeau Court. The entrance to Chardeau Court will be gated with brick columns and wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. Additionally, each individual lawn and all common areas within Chardeau Court will be maintained by Chardeau Property Owners Association. The common maintenance of all the residences in Chardeau Court reinforces the quality that has been planned, and will continue to be stressed throughout the residential development. The applicant is proposing the placement of an eight foot opaque fence along the northern and eastern perimeters of the site and an eight foot wrought iron fence adjacent to the northern creek bed. B. EXISTING CONDITIONS: The site is vacant relatively flat with a major drainage channel running along the southern portion of the site near Hinson Road. There is an unimproved driveway located along the eastern boundary of the site with single-family homes located to the east, north and west of the site. Pleasant Valley Estates Subdivision, a gated subdivision, is located to the west of the site and the Pleasant Valley Subdivision and golf course is located to the north and northeast of the site. Other uses in the area included Pulaski Academy School and the Fellowship Bible Church to the Southeast. A zero lot line subdivision with attached units (in the Chelsea Square Addition) is located to the west of the site and the Carmel Valley Subdivision is located to the northwest of the site. July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7668 3 C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several phone call in support of the request from area residents. The Rainwood Cove Neighborhood Association, the Pleasant Valley Property Owners Association, the Hillsborough Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Hinson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. 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. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. For lots located in the floodplain, minimum finish floor elevation must be shown on the plat. 5. 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. 6. The proposed alteration of the floodway for street construction will required flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency. A permanent crossing must be constructed prior to start of any work on the subdivision. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. 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 street. Width of driveway at the right-of-way is limited to 36-feet maximum. As proposed the width is 48-feet. July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7668 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 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. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Fire hydrant to be relocated off an 8-inch main. Maintain a 20-foot gate opening. Contact the Little Rock Fire Department at 918-3700 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 Single Family for this property. The applicant has applied for a PRD for a single-family residential development. The request does not require a change to the Land Use Plan. Master Street Plan: Hinson Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development Goal listed an objective of “Develop Neo-traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependant on July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7668 5 automobiles) in areas that have not yet developed. It also listed action statements of 1) “Enforce the construction of sidewalks with all types of development”, 2) “Insure that physical continuity of sidewalks so that sidewalks built on the same side of the street connect without gaps and that sidewalks built on opposite sides of the street are connected with ADA accessible crosswalks”, 3) “Require developers to install underground utilities in all new subdivisions, and 4) “Require street lighting to be in place in new subdivisions at the time streets are opened. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was present representing the request. Staff stated the proposed development involved the subdivision of 1.85 acres into ten single-family lots. Staff stated the development was proposed as a patio home development with reduced front, side and rear yard setbacks. Staff requested the applicant provide additional information concerning the proposed preliminary plat including the average size of the lots, the minimum lot size, the zoning classification of the abutting properties and the proposed height of the subdivision identification sign. Public Works comments were addressed. Staff stated the development was located in the floodway and a “no rise” study would have to be completed prior to construction. Staff stated the “no rise” also included the placement of drives and culverts within the floodway. Staff stated the crossing over the floodway would be required prior to construction of the homes. Staff also stated the call box did not allow for the stacking of three automobiles as required by ordinance. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the average lot size, the minimum lot size and the zoning classification within the proposed plat boundary. The applicant has not relocated the call box to allow for the stacking of three automobiles and allowing an exit for persons not entering the subdivision. The applicant has indicated the average lot size is 4,484 square feet or 0.10 acres and the minimum lot size is 3,785 square feet or 0.09 acres. The applicant has also indicated the building height will be 12/12 pitch roof with nine foot July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7668 6 ceilings on the ground floor. Te proposed development has indicted a no right of vehicular access along the rear lot lines of Lots 6 – 10 and indicated there will be 588.37 linear feet of new private streets to serve the proposed development. The applicant has indicated a single development sign with a maximum height of six feet and a total length of fourteen feet. The sign letters are proposed as six inches. The sign is proposed with brick and rock columns and a pre-cast cap and spheres. Staff is supportive of the applicant’s requested signage. The applicant has also indicated the development will be developed with private streets and the development will be a gated community. The fencing along Hinson Road is proposed as an eight foot wrought iron fence and the northern and eastern perimeters will be screened with an eight foot opaque fence. The western perimeter will utilize and existing brick wall in place for security of a subdivision located to the west. The applicant has indicated a zero lot line development. Per the Subdivision Ordinance the applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for the purposed of delineating the maximum buildable area of each lot and the zero lot line yard has been specified. The ordinance also requires a minimum lot width of 35 feet and 4,000 square feet in area. Lots 2, 3 and 4 will require a variance to allow a reduced lot area, each containing 3,785.28 square feet. The applicant has indicated patios on each of the proposed units. The applicant has not indicated the patios will be covered thus not requiring the indicated building line to jog around the proposed patio. Should the owners desire to cover the patios in the future a revision to the planned development will be required to encroach into the designated buildable area. The applicant has not relocated the call box to allow for stacking of three automobiles as requested by staff. Staff recommends the applicant relocate the entrance and gate location further into the proposed development to allow for the stacking of automobiles to not cause back-ups onto Hinson Road. The applicant has indicated the floodway will be dedicated to the City. The applicant has also indicated a 25 foot floodway easement adjacent to the floodway to allow for maintenance. To staff’s knowledge there are no outstanding issues associated with the proposed request. The applicant is proposing a single-family development at a density of 5.4 units per acre. Single-family per the City’s Future Land Use Plan allows development of single-family homes at a density not greater than five units July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7668 7 per acre. Although, this is a general guide, staff feels the proposed density is consistent with the allowable densities under this designation. Staff feels the proposed development have should 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 the applicant redesign the entrance and the call box to allow for the stacking of a minimum of three automobiles waiting to enter the development. Staff recommends approval of the requested variance to allow a reduced lot area. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented 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 the applicant redesign the entrance and the call box to allow for the stacking of a minimum of three automobiles waiting to enter the development. Staff presented a recommendation of approval of the requested variance to allow a reduced lot area. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.