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HomeMy WebLinkAboutpc_12 16 2010sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD DECEMBER 16, 2010 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. II. Members Present: Tom Brock William Changose Janet Dillon J. T. Ferstl Dan Harpool Troy Laha Obray Nunnley, Jr. Bill Rector Jeff Yates Members Absent: Two Open Positions City Attorney: Cindy Dawson III. Approval of the Minutes of the November 4, 2010 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA DECEMBER 16, 2010 OLD BUSINESS: Item Number: File Number: Title: A. Z-8556 Red’s Towing Inc. Short-form PD-C and Right of Way Abandonment for West 24th Street, located at 2227-2229 Wilson Road. B. Z-8589 Lei Short-form POD, located at 2019 Watt Street. C. Z-8603 West Short-form PD-R, located at 2406 West 13th Street. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1659 Hagan Addition Preliminary Plat, located on the Northwest corner of Edswood Drive and Mallard Point Cove. II. SITE PLAN REVIEW: Item Number: File Number: Title: 2. S-1632-A The Ridge at Chenal Subdivision Site Plan Review and Land Alteration Variance Request, located on the Northeast corner of Chenonceau Boulevard and Bayonne Drive. 3. S-1660 First Missionary Baptist Church Subdivision Site Plan Review, located at 701 Gaines Street. 4. Z-2959-H Verizon Wireless Zoning Site Plan Review, located at 11000 Anderson Drive. Agenda, Page Two III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 5. Z-2725-C Covenant Keepers Short-form PID, located at 8624 I-30. 6. Z-4470-G Pinnacle Ford Long-form PCD, located on the Northeast corner of Chenal Parkway and Wellington Village Road. 7. Z-4760-A Rainwood Cove Revised Long-form PD-R, located on Rainwood Drive between Napa Valley Drive and Hinson Loop Road. 8. Z-4933-H Chenal Parkway Development LLC Revised Long-form PCD, located at 15707 Chenal Parkway. 9. Z-5800-B Bowman Business Park Revised Long-form POD, located at 1515 South Bowman Road. 10. Z-7119-B USA Drug Revised Short-form PD-C, located on the Northeast corner of Cantrell Road and Ranch Drive. 11. Z-7603-F Cantrell Falls Revised Long-form POD, located at 14910 Cantrell Road. 12. Z-7854-C JLM, Inc. Child Health Management Short-form PID, located on the South side of Remington Cove just East of Talley Road. 13. Z-8610 McDonald’s USA Short-form PD-C, located at 104 South University Avenue. 14. Z-8611 Rowan Cantrell Road Short-form PCD, located on the Southeast corner of Cantrell Road and Woodland Heights Road. 15. Z-8612 Lombardi Short-form PD-R, located at 119 Crystal Court. 16. Z-8613 Pearlstein Short-form PD-R, located at 120 – 122 Rice Street and 2516 West 2nd Street. 17. Z-8614 Islamic Center Short-form PCD, located at 1717 Wright Avenue. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 18. Z-8615 Arkansas Museum of Discovery Short-form PCD, located at 500 President Clinton Avenue. 19. Z-8616 Supreme Auto Sales and Detail Shop Short-form PCD, located at 5410 South University Avenue. IV. OTHER BUSINESS: Item Number: File Number: Title: 20. Z-4524-F GCC Addition Lots 3A and 3B Short-form POD Time Extension Request, located at 13000 Cantrell Road. December 16, 2010 ITEM NO.: A FILE NO.: Z-8556 NAME: Red’s Towing Inc. Short-form PD-C and Right of Way Abandonment for West 24th Street LOCATION: Located at 2227-2229 Wilson Road DEVELOPER: Larry Warner – Red’s Towing 2227 Wilson Road Little Rock, AR 72204 SURVEYOR: Arrow Surveying P.O. Box 13087 Maumelle, AR 72113 ARCHITECT: Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 0.32 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Towing Service and Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning of the site from R-2, Single-family to PD-C to allow the use of the property as a vehicle towing business. The property is owned by Red’s Towing, Inc. and has an established non-conforming use as an auto repair facility. An existing structure containing an office, a shop with two (2) vehicles December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 2 lifts, tire changing equipment and storage areas is contained within the existing building. The balance of the site is cleared and has been used for parking of vehicles for the business. The applicants is proposing to continue to use the existing structure for the towing business and shop for repair of his personal vehicles. To operate the towing business, the applicant proposes the following conditions: 1. The business hours of operation are Monday through Friday 9:00 am to 4:00 pm and 8:00 am to 12:00 pm on Saturday. 2. Parking areas will be improved, surfaced with asphalt strips/chips and will park a maximum of 25 vehicles at any one time. Fill material and grading will be done on the site as required. 3. Two (2) tow trucks and one (1) rollback will be in use and parked on site when not towing vehicles. 4. The site will be enclosed with a security fence. 5. Security lighting will be downward directed away from adjacent properties. 6. Landscaping will be installed and maintained as per the site plan. 7. All business ingress and egress will be via 24th Street to Aldersgate Road with a single access point on the southwest portion of the site. 8. No vehicle recovery (repossession) will be carried on at the site. The applicant is also requesting the abandonment of a portion of West 24th Street. The right of way was dedicated with the subdivision plat but has not been constructed. The right of way dedication was 20-feet. The entirety of the abandonment will revert to the property owners on the north side of Wilson Road. B. EXISTING CONDITIONS: The site contains a commercial building which previously housed an auto repair business. There are two (2) paved parking spaces located within the right of way of Wilson Road. The area to the south and east are undeveloped heavily wooded properties. The area to the north is single-family with a number of new homes in various stages of completion. Within the general area from Aldersgate Road, Kanis Road and Junior Deputy Road there are a number of new homes that have been constructed. Located to the south of the site is Good Shepard Retirement Village. Two (2) blocks west along Aldersgate Road is Camp Aldersgate, a facility serving persons with medical or physical conditions or developmental delays and their families, as well December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 3 as senior adults by providing educational and recreational opportunities in an out-of-doors camp environment. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Wilson Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Wilson Street including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from centerline of the street. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 4. Drainage easements should be maintained in the right-of-way to convey stormwater from adjacent property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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 (RPZ) is required on the December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 4 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to Planned Development—Commercial for a towing company to utilize a former auto repair garage for an office to house the towing equipment. The surrounding land is also shown for Residential-Low Density, Residential-High Density and Residential-Medium Density. This use is not typically allowed in any residential land use category. This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: “enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses.” Master Street Plan: Wilson Road and West 24th Street are both Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 5 2. Any new paving will require the placement of landscaping. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern and southern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year-around requirement. 4. The landscape ordinance requires a nine-foot (9’) wide landscape strip around the sites entirety. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Terry Burruss was present representing the request. Staff presented an overview of the development stating the request was filed as a result of an enforcement action on the property. Staff stated the site had a history of an automobile repair shop but the current user was a wrecker and towing company. Staff stated the use of the site as the wrecker and towing company was not allowed under the existing non-conformity. Staff also requested any fencing be noted on the site plan. Staff questioned the days and hours of operation and the number of employees and vehicles to be stored on the site. Public Works comments were addressed. Staff stated Wilson Road would require right of way dedication and street improvements per the Boundary Street Ordinance. Staff sated the new back of curb should be located 18 feet from the centerline of the street. Landscaping comments were addressed. Staff stated any new paved areas would be required to comply with the landscape ordinance. Staff also stated screening would be required along the sites northern, eastern and southern boundaries. Staff stated a minimum landscape strip of nine (9) feet was required around the sites entirety. 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. December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 6 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the June 10, 2010, Subdivision Committee meeting. The revised plan indicates screening along the site’s eastern, northern and southern perimeters. Additional right of way has been indicated on the proposed site plan. The applicant has provided the days and hours of operation and the number of vehicles to be stored on the site. Landscaping will be installed and maintained as per the landscape and buffer ordinance requirements. The request is a rezoning of the site from R-2, Single-family to PD-C to allow the use of the property as a vehicle towing business. The property is owned by Red’s Towing, Inc. and has an established non-conforming use as an auto repair facility. An existing structure containing an office, a shop with two vehicles lifts, tire changing equipment and storage areas is contained within the existing building. The balance of the site is cleared and has been used for parking of vehicles for the business. Parking areas will be improved, surfaced with asphalt strips/chips and will park a maximum of 25 vehicles at any one time. Fill material and grading will be done on the site as required. Security lighting will be downward directed away from adjacent properties. Section 36-508 prohibits the use of asphalt roofing and by products of its manufacture as a base course or surfacing materials on parking lots and/or drives. The applicant is proposing to continue to use the existing structure for the towing business and shop for repair of his personal vehicles. No commercial auto repair garage is proposed. The business hours of operation for the towing business are Monday through Friday 9:00 am to 4:00 pm and 8:00 am to 12:00 pm on Saturday. Two (2) tow trucks and one (1) rollback will be in use and parked on site when not towing vehicles. All business ingress and egress will be via 24th Street to Aldersgate Road with a single access point on the southwest portion of the site. No vehicle recovery (repossession) will be carried on at the site. The applicant is requesting the abandonment of a portion of West 24th Street along the applicant’s frontage. The right of way was dedicated with the subdivision plat but has not been constructed. The right of way dedication was 20-feet. The entirety of the abandonment will revert to the property owner to the north. The applicant is securing approval letters from the various utility companies indicating their desire for easements. Staff is supportive of the right of way abandonment. The need for easements will be dictated by the utility companies. This request will not be forwarded to the Board of Directors until all approval are received. December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 7 Section 36-153(b) states for a change in use if no structural alterations are made, a nonconforming use of a building may be changed to another nonconforming use of the same or less intensity. In no case, however, shall a building revert to a more intensive nonconforming use. Section 31-151 identifies the purpose of non-conformities and exceptions. The purpose of this division is to establish regulations and limitations for exceptions to the continued existence of uses, lots and structures which were established prior to the effective date of this chapter which do not conform to the provisions of this chapter. Such nonconformities may continue, but the provisions of this division are designed to curtail enlargement or expansion of such nonconformities and to encourage their eventual elimination in order to preserve the integrity of the zoning districts and the regulations by this chapter. Staff is not supportive of the rezoning request. Within this general area there are a significant number of new homes (more than a dozen) which have been constructed or are under construction along Wilson Road within this two (2) block area. Within the general area as a whole there are a significant number of homes which have been constructed from Kanis Road to West 24th and Aldersgate Road to Junior Deputy Road. West 24th Street is a narrow unimproved road which is not adequate to handle commercial traffic to and from the site. Staff feels as indicated in the purpose section of nonconformities that the whole premise of allowing nonconformities is that the uses will eventually be eliminated and the property redevelop as per the under lying zoning district. As is the current development pattern staff feels single-family the best use for this site. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 1, 2010) Mr. Steve Giles was present representing the property owner. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 29, 2010, requesting a deferral of this item to the August 12, 2010, public hearing. Staff stated the deferral request would require a waiver of the Commissions By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The Chair entertained a motion for December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 8 approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present. There were registered objectors present. The Chair explained that the Commission’s practice had been to offer the applicant a deferral of their item to a later meeting when eight (8) or fewer Commissioners were present. He stated to move an item forward with a positive recommendation the applicant had to secure six (6) positive votes regardless of the number of Commissioners present. The Chair questioned the applicant as to their desire for a deferral or if the wished to move the item forward. The applicant requested a deferral of the item to the September 23, 2010, public hearing. A motion was made to defer the item to the September 23, 2010, public hearing. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: There has been no change to this application request since the previous staff write-up and analysis. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) The applicant was present. There were no registered objectors present. The Chair explained that the Commission’s practice had been to offer the applicant a deferral of their item to a later meeting when eight (8) or fewer Commissioners were present. He stated to move an item forward with a positive recommendation the applicant had to secure six (6) positive votes regardless of the number of Commissioners present. The Chair questioned the applicant as to their desire for a deferral or if the wished to move the item forward. The applicant requested a deferral of the item to the November 4, 2010, public hearing. December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 9 A motion was made to defer the item to the November 4, 2010, public hearing. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: There has been no change to this application request since the previous staff write-up and analysis. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 4, 2010) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 3, 2010, requesting deferral of this item to the December 16, 2010, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request There was no further discussion of the item. The Chair entertained a motion for approval of the requested By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. The Chair entertained a motion for placement on the Consent Agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. STAFF UPDATE: There has been no change to this application request since the previous staff write-up and analysis. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Stephen Giles was present representing the owner. There were no registered objectors present. Staff presented the item with a recommendation of denial. Staff stated they had received a call from the adjacent property owner, Good Shepard, indicating there were not in support of the rezoning request. Mr. Giles presented the item to the Commission stating the owner was a member of the neighborhood as were his parents. He stated Mr. Warner’s father had cleared the road for West 24th Street in the early 1950’s. He stated beyond the towing business December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 10 Mr. Warner had a vested interested in the neighborhood. He stated the site plan as presented included landscaping paving and lighting to enhance the site and the neighborhood. He stated the request included the abandonment of West 24th Street which would become the new entrance to the business. He stated there would be a natural buffer between the business and the Good Shepard Property. He stated in addition landscaping and fencing would be provided to screen the business from the adjacent property. Mr. Giles stated the business currently had one towing vehicle but Mr. Warner desired to grow in the future. Mr. Giles stated the maximum number of towing vehicles would be two (2) wreckers and one (1) roll-back. He presented the Commission with a petition signed by the neighbors indicating their support of the request. He stated there would be little to no customer traffic to the site. He stated the hours of operation would be from 9:00 am to 4:00 pm Monday through Friday and from 8:00 am to noon on Saturday. He stated there would be no sales of vehicles from the site and little to no customer traffic. Mr. John Segeda addressed the Commission in support. He stated his home was adjacent to the business and he was in full support of the request. He stated the business and the lighting of the business in the neighborhood was a comfort to the residents. Mr. Giles stated the request was a reasonable request for the site. He stated Mr. Warner would use the auto repair equipment located in the buildings to repair his personal vehicles. He stated the area was a mixture of uses and zoning. He requested the Commission support the request. There was a general discussion concerning the hours of operation. Mr. Giles stated Mr. Warner did not pick up wrecks on the highway. He stated his business was for two area automobile dealerships. He stated Mr. Warner would tow vehicles to the site and the vehicles would be stored until the dealership requested the vehicle be returned for repairs. There was a general discussion concerning limiting the approval to the current ownership and not allow the use to be transferable. Mr. Giles stated the owner was willing to impose this condition on the approval request. There was a general discussion concerning the proposed paving material. Mr. Giles stated the owner would comply with the City ordinance requirements related to the proposed paving materials. The chair entertained a motion for approval of the item as amended to include limiting the use of the property to Mr. Warner, Red’s Towing, and the paving materials would comply with the requirements of the zoning ordinance. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. December 16, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8556 11 A motion was made to approve the applicant’s request for the right of way abandonment for West 24th Street. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: B FILE NO.: Z-8589 NAME: Lei Short-form POD LOCATION: Located at 2019 Watt Street DEVELOPER: Jerry Calloway – Agent 112 South Maple Street Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20320 Arch Street Pike Hensley, AR 72065 AREA: 0.642 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family - Church PROPOSED ZONING: POD PROPOSED USE: General and Professional Office VARIANCES/WAIVERS REQUESTED: None requested. The applicant failed to respond to comments raised at the September 2, 2010, Subdivision Committee meeting. Staff recommends this item be deferred to the November 4, 2010, public hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to comments raised at the September 2, 2010, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the November 4, 2010, public hearing. December 16, 2010 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8589 2 There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: The applicant submitted a request dated October 19, 2010, requesting deferral of this item to the December 16, 2010, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (NOVEMBER 4, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 19, 2010, requesting deferral of this item to the December 16, 2010, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for placement on the Consent Agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. STAFF UPDATE: Staff has not had any contact with the applicant since the previous write-up. Based on the number of previous deferrals and the lack of communication with the applicant staff recommends this item be withdrawn without prejudice. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item and stated they had not had any contact with the applicant since the previous write-up. Staff stated based on the number of previous deferrals and the lack of communication with the applicant they recommended this item be withdrawn without prejudice. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: C FILE NO.: Z-8603 NAME: West Short-form PD-R LOCATION: Located at 2406 West 13th Street DEVELOPER: Ms. Ruthie West 2907 Summit Street Little Rock, AR 72206 ENGINEER: Butler Surveying Group P.O. Box 13087 Maumelle, AR 72113 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family residential – Central High DOD, Allow the front porch to remain enclosed VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is located at 2406 West 13th Street and is located within the Central High Design Overlay District boundaries. The property is currently under enforcement. The owner has enclosed the front porch of this home, which is not allowed per the Central High Design Overlay District. The DOD states the primary entrance to the structure shall be consistent with that of other structures on the developed block face. The ordinance also states all residential structures must have a front porch that is a passageway from the street to the front door of the unit on new residential construction and additions/modifications to the front façade of existing residential structures. December 16, 2010 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8603 2 The applicant’s cover letter indicates she is primarily responsible for her 83-year old father who lives in the home and suffers from Alzheimer’s, heart disease and has a number of other medical concerns. She states the front porch was enclosed to allow her father to sit outside without concern for him. The Bill of Assurance for this site does not address this specific request. B. EXISTING CONDITIONS: The home is located one block north of Central High School and is the second house from the corner of Rice Street located on West 13th Street. The lot immediately to the west of this home is vacant. The home to the east is an occupied single-family residence. The uses in this immediate area along West 12th and 13th Streets are single-family and two-family residences. There is an area of commercial located along West 12th Street to the northeast and northwest at the intersections of West 12th and Park, Dennison and Jones Streets. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site all residents, who could be identified, located within 300-feet, and the Central High Neighborhood Association were notified of the public hearing. The Central High Neighborhood Association has submitted a letter indicating opposition to the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center-Point Energy: Approved as submitted. AT & T: No comment received. December 16, 2010 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8603 3 Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to Planned Development Residential to allow a variance from the Central High DOD. The request does not require a change to the Land Use Plan. This area is not covered by a Neighborhood Action Plan. Master Street Plan: West 13th Street is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 14, 2010) Ms. West was present representing the request. Staff presented an overview of the request stating the applicant had enclosed the front porch of her home located on West 13th Street which was in violation of the Central High Design Overlay District. Staff stated the violation was under enforcement and the applicant was requesting a rezoning to PD-R to allow the enclosed porch to remain as presently constructed. Ms. West stated the new construction made the home look better and was done to allow her father to stay outdoors and not be concerned for his safety or him wandering away due to his health condition. December 16, 2010 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8603 4 Staff noted there were few comments from the other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no issues raised at the October 14, 2010, Subdivision Committee meeting requiring a revised site plan. The applicant is requesting to be allowed to maintain the enclosed front porch which is in violation of the Central High Design Overlay District. The construction was done without review by the Planning Department prior to construction and the applicant did not purchase a permit for the improvements. The DOD states in order to ensure compatibility with the historic nature of the neighborhood all new construction and addition are to be reviewed by the Department of Planning and Development prior to the issuance of a building permit. The department is to review the plans for consistency with the detailed requirements of the DOD to determine consistency with the ordinance. The ordinance states primary entrances are to be consistent with that of other structures on the developed block face. The ordinance also states residential structures must have a front porch that is a passageway from the street to the front door of the unit on new residential construction and additions/modifications to the front façade of an existing residential structure. Based on the requirements of the DOD staff cannot support the request. The enclosure is out of character with the remainder of the homes on the block. All other houses on the block have front porches as did this home before it was enclosed. The DOD was approved on October 20, 2009. Staff does not feel the enclosure of the front porch meets the intent of the Central High Design Overlay District. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 4, 2010) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant was seeking a deferral of the item to the December 16, 2010, public hearing. The applicant approached the Commission stating additional time was needed to gather information to present to staff. December 16, 2010 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-8603 5 The Chair entertained a motion for a By-law waiver for the late deferral request. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. The Chair entertained a motion for approval of the deferral request to the December 16, 2010, public hearing. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. STAFF UPDATE: There has been no change to this application request since the previous staff write-up and analysis. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Steve Morley and Ms. West were present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Morley stated his client had indicated to him the improvements were completed prior to the adoption of the DOD for Central High. He stated Ms. West had provided staff with receipts indicating the purchase of materials prior to the adoption of the DOD. Chairman Yates questioned Ms. Cindy Dawson, Deputy City Attorney, if the Commission should hear the request if in fact the improvements were completed prior to the adoption of the DOD. Ms. Dawson stated she and staff would need to review the information provided by Ms. West to determine if in fact the improvements were completed prior to the DOD adoption. Mr. Tony Bozynski, Director of Planning and Development, stated he would need to confer with the enforcement officer to determine if the improvements were completed prior to the adoption of the DOD. Chairman Yates requested a deferral of the item to allow staff to make the determination as to when the improvements were completed. A motion was made to defer the item to the January 27, 2011 public hearing to allow sufficient time to determine if the improvements were completed prior to the adoption of the DOD. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 1 FILE NO.: S-1659 NAME: Hagan Addition Preliminary Plat LOCATION: Located on the Northeast corner of Edswood Drive and Mallard Point Cove DEVELOPER: Calvin Hagan 5 Mallard Point Cove Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.2 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: A variance from Section 31-231 – the creation of lots with private streets and lots without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property contains 5.2 acres and is located at the northwest corner of Edswood Drive and Mallard Point Cove. The owner wishes to subdivide the property into five (5) lots for single-family development. Edswood Drive is designated on the Master Street Plan as a principal arterial. The owner is proposing to dedicated with the final platting of the lots the right of way to meet the Master Street Plan requirement of 55-feet from centerline. The owner and two (2) of the proposed buyers will deposit the cost of the required improvements with the City for the required street construction. If in fact the street is not constructed within a ten (10) year period the money will be returned to these parties. December 16, 2010 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1659 2 The applicant has provided a report from Meinco Septic System indicating the soils are suitable for septic systems. The existing home has a septic system which will be housed on proposed Lot 1 along with the home. All the proposed lots will be served by Central Arkansas Water with the extension of water mains as needed. B. EXISTING CONDITIONS: The property is located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. Edswood Drive is an unimproved County road constructed with open ditches for drainage. Mallard Point Cove is a narrow drive accessing less than one-half a dozen homes. The area is primarily singe-family homes located on acreage with the majority of the homes located on five (5) plus acres. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All abutting property owners and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Edswood Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Edswood Road including 5-foot sidewalks with the planned development. Per the Master Street Plan, this section of Edswood Road will be a divided street with a 110 foot right-of-way, 14 foot median, 2 - 26 foot travel lanes and 5 foot sidewalk on both sides of the street. The applicant has proposed to make an in-lieu payment for the street improvements. The in-lieu payment estimate will be prepared and provided by staff based on City of Little Rock cost estimates on previous projects. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. December 16, 2010 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1659 3 5. Due to Edswood Road being classified as a principal arterial street, driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Lots 3, 4, & 5 must share a single driveway access centered between the north property line of Lot 5 and the south property line of Lot 3. The width of driveway must not exceed 30 feet. If privacy gates are proposed to be installed the key pad to the gate should be located 30 feet from the future back of curb on Edswood Road and turnaround provided for a SU-30 vehicle to exit the driveway without having to back into a principal arterial street. 6. At least 20 feet of asphalt hard surface should be provided on Mallard Point Cove adjacent to the subject property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. The applicant has provided a septic certification indicating the lots as proposed will perk. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: The site is located within Water District #349. Contact Barry Hass to obtain information concerning connection fees. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: The site is located outside the City limits of the City of Little Rock. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the proposed plat area. (Chief Ronald J. Wheeler 821-9320 or 529-2004.) County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. December 16, 2010 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1659 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues in need of addressing related to the proposed plat. Staff stated Lots 3 – 5 would require the placement of a 35-foot building line along Edswood Road. Staff stated additional right of way was also required on a portion of Lot 1 to meet arterial street standards per the Master Street Plan for Edswood Road. Public Works comments were addressed. Staff stated additional paving was required on Mallard Point Cove to a minimum pavement width of 20-feet. Staff also stated the in-lieu payment for the street construction of Edswood Road would be based on a cost estimate prepared by City staff. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the November 24, 2010, Subdivision Committee meeting. The revised plan indicates the placement of a 35-foot building line along Edswood Road and right of way dedication on Lot 1 to meet the Master Street Plan for an arterial street classification. The property contains 5.2 acres and is proposed to be subdivided into five (5) lots. The site is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. A report from Meinco Septic System indicates the soils are suitable for septic systems and will support the plat as proposed. All the proposed lots will be served by Central Arkansas Water with an extension of a water main as needed. Edswood Drive is designated on the Master Street Plan as a principal arterial. The owner is proposing to dedicate with the final platting of the lots right of way to meet the Master Street Plan requirement of 55-feet from centerline. A deposit for the cost of the required improvements to Edswood Road will be placed with December 16, 2010 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1659 5 the City for the required street construction. If in fact the street is not constructed within a ten (10) year period the money will be returned to these parties as the City typically does. The deposit will be made based on cost estimates prepared by the City staff and not by the applicant’s engineer. Mallard Point Cove is a private access easement. Additional paving to a minimum width of 20-feet will be added to allow for pavement widths typically required to meet emergency access needs. Staff is supportive of the request. Although in this area the existing lots are mostly larger than the lots as proposed by the applicant the lots do meet the typical standards of the R-2, Single-family Zoning District. In addition the applicant has provided a septic certification indicating the lots as proposed are sufficient to allow for proper waste disposal. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed preliminary plat. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the applicant’s request to provide an in-lieu payment for the cost of street construction to Edswood Road. The cost estimate will be based on the City of Little Rock staff cost estimates. Staff recommends approval of the variance request to allow the development of these lots utilizing private streets. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item requesting a deferral of the item to the January 27, 2011, public hearing. Staff stated they needed the additional time to establish the centerline for the proposed arterial that was located along the properties boundary. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 2 FILE NO.: S-1632-A NAME: The Ridge at Chenal Subdivision Site Plan Review LOCATION: Located on the Northeast corner of Chenonceau Boulevard and Bayonne Drive DEVELOPER: Red Mountain Development 3415 Independence Drive Birmingham, AL 35209 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 26.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-12 – Multi-family 12 units per acre PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: 1. A variance from Section 36-257 (c) to allow an increased height for the structures. 2. A variance from Section 36-552(a)(3) to allow the placement of additional signage identifying the development. 3. A variance from Sections 30-43 and 31-210 to allow the east driveway to be located less than 150 feet from the property line. BACKGROUND: On July 21, 2009, the Little Rock Planning Commission approved a Subdivision Site Plan Review for the development of this property containing 21.5 acres. The property was zoned MF-12 allowing a density of 12 units per acre. The development was approved with 13 buildings containing 256 units or a density of 11.9 units per acre. December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 2 The site plan indicated 160 one bedroom one bath units and 96 two bedroom two bath units. The site plan indicated the placement of 82 garage units, 48 storage rooms, a clubhouse, maintenance garage and covered mail kiosk. There were 391 parking spaces proposed, including the garage units. A six (6) foot ornamental fence was proposed along Chenonceau Boulevard. The development was proposed as a gated community. Two (2) drives were proposed from Chenonceau Boulevard. The first drive was a full service drive providing access to the clubhouse and gated entrance to the development. The second drive was proposed as an exit only drive located near the eastern perimeter of the site. On July 1, 2010, the Planning Commission approved a variance request from the City’s Land Alteration Ordinance to allow grading of this site without a project for development being imminent. The developer proposed to move a portion of the excess dirt from this site to a site located at the intersection of LaGrande Drive and Rahling Road. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed site plan now contains 312 units. The project will be gated with a secondary access for emergency services and egress from the site is located along the eastern perimeter. Parking is proposed at 604 spaces for a 1.87 ratio with 44 spaces located in enclosed garages scattered around the site. The project will have a clubhouse with adjacent pool overlooking the green space to the west. A walking trail is proposed within the wooded area west of the clubhouse. The project is proposed with eleven (11) buildings, nine (9) of which are three (3) story with walk-out units on the lower level. The proposed buildings will require a height variance from the MF-12 Zoning District. The height variance will allow the site to develop with two (2) fewer buildings than previously approved. This will allow the developer to maintain significant buffers along Chenonceau Boulevard and to the west adjacent to the Aberdeen Subdivision. A 50-foot land use buffer is provided along the northern property line with the required 70 percent or 35-feet to remain undisturbed. The request includes a variance to allow the driveway located along the eastern perimeter to be located less than 150 feet from the property line. The drive is indicated as an exit only driveway. The request also includes a variance from the City’s Sign Ordinance to allow additional signage to serve the development. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly wooded with varying degrees of slope. The dirt moving approved by the Planning Commission in July has not begun. The Aberdeen Court single-family subdivision is located to the west, with the Bayonne neighborhood to the south across Chenonceau Boulevard. Single- December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 3 family residences on larger lots are located to the north, with various nonresidential uses and zoning along Highway 10. Undeveloped O-2, Office and Institutional District and C-3, General Commercial District zoned property is located across Chenonceau Boulevard to the northeast. To the north is undeveloped O-3, General Office District zoned property. West of the site is a zoned OS, Open Space located adjacent to the Aberdeen Subdivision. There is also a private recreational facility located to the west. Chenonceau Boulevard is a four lane roadway with turn lanes located at major intersections. The street has been constructed with curb, gutter and sidewalk. There are street trees in place along the property frontage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from the area property owners. All property owners located within 200 feet of the site, the Coalition of West Little Rock Neighborhoods, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association and the Maywood 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. 2. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway intersections comply with 2004 AASHTO Green Book standards. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The east driveway is required to be located 150 feet from the property line. A variance must be requested for the installation of this driveway. 4. Will the east driveway be one way exit only? If the driveway is exit only, signs should be installed at the east driveway to inform drivers. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 4 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Where is the destination for the cut material from this site? If that destination site does not have a grading permit, one is required to be issued. 11. Turn around must be provided for a SU-30 vehicle attempting to enter the development. A stacking distance of 30 feet from pavement must also be provided. 12. All driveways shall be concrete aprons per City Ordinance. 13. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Capacity Contribution Analysis and Fee will be required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 5 submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. All gates must maintain a minimum gate opening of 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A fifty foot (50) wide land use buffer is required to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 300 square feet in area. The interior islands must be evenly distributed throughout the site. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 6 requirements can be given when preserving trees of six (6) inch caliper or larger. 7. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated a detailed signage plan would be required. Staff also questioned the total height of the proposed building. Public Works comments were addressed. Staff stated the drive located along the eastern perimeter was to be signed as exit only. Staff also stated the sight distance for the drive was to be recertified. Staff stated a grading permit was required prior to the start of construction. Landscaping comments were addressed. Staff stated a land use buffer along the northern perimeter of the site was required. Staff stated within the buffer seventy percent was to remain undisturbed. Staff stated screening would also be required within this area. Staff stated prior to the issuance of a building permit a landscape plan would be required. Staff stated irrigation was required to water landscaped areas. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the November 24, 2010, Subdivision Committee meeting. A note has been included on the site plan concerning signage and the total height of the buildings. The site plan also indicates the eastern drive as an exit only drive and the applicant has provided a letter to staff certifying the sight distance of the eastern drive does comply with minimum ASHTO standards. The development is not proposed with dumpsters but a single trash compacting location has been indicated on the site plan. December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 7 The property contains 26.0+ acres and is zoned MF-12 which allows for the development of multi-family residential units at a density of 12 units per acre. The development is proposed containing 312-units located within eleven (11) buildings. The project will have a clubhouse and pool. A walking trail is proposed within the wooded area west of the clubhouse. The project will be gated with a secondary access for emergency services which will be signed for residents as exit only. The project is proposed with eleven (11) buildings, nine (9) of which are three (3) story with walk-out units on the lower level and a clubhouse house. The buildings are proposed with a maximum height of 52-feet. The maximum height allowed by right in the MF-12 Zoning District is 35-feet. The proposed buildings will require a height variance from the typical ordinance standard. According to the applicant the height variance will allow the site to develop with two (2) fewer buildings which will in-turn allow the developer to maintain additional buffers along Chenonceau Boulevard and to the west adjacent to the Aberdeen Subdivision. A 50-foot land use buffer is indicated along the northern property line with the required 70 percent or 35-feet to remain undisturbed. The applicant has indicated screening will be provided with either vegetation or a six foot (6’) opaque screening fence or wall as typically required by the ordinance. Parking is proposed at 604 spaces for a 1.87 ratio. Within the development 44 spaces are located in enclosed garages which are scattered around the site. The ordinance would typically require the placement of 468 parking spaces. The parking as proposed is more than adequate to serve the development. The site plan indicates the placement of a development sign within the front yard landscaped area. The request includes a variance from Section 36-552(a)(3) to allow the placement of additional signage identifying the development. There are two signs proposed along decorative walls located on each side of the driveway at the entrance to the development. The variance is to allow the placement of two sign faces, one on each wall. The sign face will not exceed twenty-four square feet in area as typically allowed in multi-family zones. Staff is supportive of the signage as proposed. There are a number of subdivisions located in this area which have been approved for the placement of signage as proposed by the applicant. A variance from Sections 30-43 and 31-210 to allow the east driveway to be located less than 150 feet from the property line is also proposed. The drive is indicated as an exit only drive. The applicant has provided staff with a sight distance certification for the driveway location. Staff is supportive of the drive as proposed. December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 8 Staff is supportive of the request. The development is proposed as a multi-family development at a density as allowed under the MF-12 zoning district. Although there is a variance to allow the height to be increased from 35-feet to 52-feet staff does not feel this variance will negatively impact the development or the area. The height variance allows for lesser area to be disturbed. The developer has indicated a desire to work with the terrain of the site eliminating the need to move larger amounts of dirt on the site and hall away from the site. The site plan as proposed allows for buffers and landscaping complying with the typical ordinance standards. The variance request from the City’s Land Alteration Ordinance will remain unchanged with this development request. In addition staff does not feel the variance request to allow the exit only driveway to be located along the eastern perimeter will significantly impact the traffic pattern along Chenonceau Boulevard. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 35-257 (c) to allow an increased height for the structures. Staff recommends approval of the variance request from Section 36-552(a)(3) to allow the placement of additional signage identifying the development. Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the east driveway to be located less than 150 feet from the property line. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Joe White of White Daters and Associates was present representing the requests. There were two registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 35-257 (c) to allow an increased height for the structures. Staff presented a recommendation of approval of the variance request from Section 36-552(a)(3) to allow the placement of December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 9 additional signage identifying the development. Staff presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the east driveway to be located less than 150 feet from the property line. Mr. Joe White of White Daters and Associates addressed the Commission. He stated he would yield his time to allow the opposition to speak and hopefully address their concerns with his presentation. Mr. Frank Pohlkamp addressed the Commission in opposition. He stated he wished to thank Mr. White and the Developer, Mr. Crumpton, for meeting with the neighborhoods and presenting their plan. He stated his subdivision, Bayonne Place, was located across the street from the proposed development. He stated there were nearly as many planned apartments within the development as there were single-family homes located in Bayonne Place and Aberdeen Subdivisions combined. He stated the added traffic to Chenonceau would make it more difficult for residents of these subdivision to make left turns on Chenal Parkway from Chenonceau. He stated the residents had requested from the City on a number of occasions a traffic signal at this intersection. Mr. Pohlkamp stated the developers had indicated a minimum street buffer of 120 feet would be maintained along Chenonceau Boulevard. He stated the residents wanted to ensure that was honored. He stated security was important to the residents of the area. He stated if Federal money was used in the project a percentage of the units would be Federally subsidized. He stated the residents wanted assurances from the developer that no Federal money would be applied for and that there would not be any subsidized units within the development. He stated the residents did not want the apartments to become a breeding ground for crime and vandalism. He stated the residents were not trying to block the development. He stated the residents wanted assurance the development would be constructed in the best, most appropriate manner as promised by Deltic when they enticed residents to purchase homes and/or build homes in the area. Ms. Mary Ryan addressed the Commission in opposition of the request. She stated she had a number of concerns. She stated traffic, the height of the buildings, the number of units and the buffering along the western perimeter were her primary concerns. She stated her home was located adjacent to the western perimeter of the proposed development. She stated the residents of Aberdeen had been assured no development would occur within 300 feet of their common ownership. She questioned who would be responsible to ensure the developer did not get into the buffer area. She stated the development was proposed with 21 acres and 300 plus units. She questioned the density of the development. She also stated the height of the buildings was a concern. She stated her eastern wall was constructed with a number of windows and questioned December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 10 what her view would be when the units were completed. Ms. Ryan stated it was difficult for residents to turn onto Chenal Parkway from Chenonceau Boulevard. She stated with the additional units this would only increase the traffic concerns. She stated the residents had requested a traffic signal only to be told by the City there was no money to fund a signal. Staff stated the development contained 26 acres and not 21 acres. Staff stated the previous development did not include all the land which was currently zoned for multi-family. Staff stated Ms. Ryan could contact Tony Bozynski, Director of Planning, if she suspected the buffer was being violated. Mr. White stated the developers were committed to developing the site as proposed to the residents at the neighborhood meeting. The Commission questioned the street buffer along Chenonceau Boulevard. Mr. White stated the buffer would average 100 to 110 feet. He stated at a minimum the buffer would be 90 feet. The compactor located within the buffer was questioned. Mr. White stated no one would see the compactor because it would be located below the ground and screened. Commissioner Brock questioned if the developers would commit to making sure the compactor did not get full on weekends and was emptied when it was full. Mr. White stated the developers would commit to this request. He stated the compactor would be larger than most presently being used so he felt this would not be an issue. The Commission questioned the distance between the buildings and Ms. Ryan’s house. Mr. White stated there would be 300 feet of buffering and an additional 100 feet of woods that would not be cleared. He stated the walking trail area would be left natural. He stated this developer desired to go vertically which would limit the number of buildings and disturbance to the site. He stated the buildings would not be any taller with the basement units than if the buildings were constructed with a stem wall. He stated within the parking lot area the buildings would appear to be two and three story buildings. He stated the rear units would be constructed as walk-out basement units. When questioned as to the view of Ms. Ryan, Mr. White stated she would be looking mid-point on the building. Mr. White stated the units would all be market rate units. He stated no Federal funding would be used in the construction of the development. He stated the developers were concerned over traffic as well. He stated a traffic signal would cost between $170,000 and $180,000. He stated a temporary light could be installed for $50,000 to $60,000. He stated the developers of the apartments were willing to contribute 15 to 20 percent up to $25,000 toward the cost of installing the traffic signal. There was a general discussion of the item and if Mr. White was making amendments to his application to ensure buffering and the contribution to the traffic signal. Mr. White stated he was amending his application to include a contribution to a traffic signal for December 16, 2010 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1632-A 11 15 to 20 percent of the cost up to $25,000. He stated he was amending his application to include street buffering along Chenonceau Boulevard to be an undisturbed buffer with a minimum width of 90-feet and an average width of 100 to 110-feet. There was no further discussion of the item. The chair entertained a motion for approval of the item as amended and as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 3 FILE NO.: S-1660 NAME: First Missionary Baptist Church Subdivision Site Plan Review LOCATION: Located at 701 Gaines Street DEVELOPER: L & T Contracting Greg Morgan 10520 Valant Drive Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 2.066 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 8 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: First Missionary Baptist Church located at 701 Gaines Street is proposing the addition of a 5,000 square foot building along the southeast portion of their existing facility. The facility will be used as a fellowship and educational wing to serve the church. The new building will be located 14.4 feet from the existing structure and five (5) feet from the property line on Gaines Street. Since there will be multiple buildings located on the site the applicant is seeking approval of a subdivision site plan review request to allow the new construction to occur. B. EXISTING CONDITIONS: This area of the City contains a mixture of uses. To the south of the site is United Van Lines, a moving company, north of the site is multi-story office December 16, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1660 2 building and parking deck serving Arkansas Blue Cross and Blue Shield, west of the site are law offices and an office supply business and east of the site is a warehouse and an automobile repair business. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200-feet of the site and the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 7th Street & Gaines Street; 8th Street & Gaines Street; and 8th Street & Arch Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water regarding procedures for installation of water facilities and/or fire services. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of water meters. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires December 16, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1660 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: CATA Bus Route #5 – the West Markham Bus Route and #11 – the M.L. King, Jr. Bus Route both run along West 7th Street adjacent to the site. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. All vehicular use areas shall be in compliance with Chapter 15, Article IV of the Little Rock Code of Ordinances. 3. The current parking lot layout needs to be redesigned; allowing for circulation of traffic, egress and ingress, ample back up areas, interior islands, and the required perimeter landscaping strip. 4. The landscape ordinance requires a nine-foot wide (9’) perimeter landscape strip around the parking lots perimeter in its entirety. A variance from this requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. Street trees a minimum of three inch (3”) caliper shall be required (type of trees as listed in landscape ordinance [Chapter 15]). The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. December 16, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1660 4 6. Unless otherwise approved, the planter well shall have placed at its base a six (6) inch thick section of approximately one (1) inch gravel with filter fabric laid on top to assist with drainage. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was not present. Staff presented an overview of the request stating they would get with the applicant prior to the Commission’s public hearing to work through any technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has responded to staff’s concerns related to the site development. The applicant has indicated the building will be constructed with a brick façade. No corrugated or ribbed materials are proposed. The primary entrance of the building is located facing the abutting street. The applicant has also indicated the new construction will have a double glass door entry with two (2) sidelights. The property is located within the UU, Urban Use Zoning District which requires the ground level street frontage floor of non-residential structures to have a minimum surface area of sixty (60) percent transparent or window display. The street frontage face of the building is 50-feet. The applicant has indicated the new construction will not meet this minimum requirement. The UU, Urban Use District regulates the placement and the allowance of projections from the building. The applicant has indicated there are no projections within the public right of way with the new construction. The parking lots exist and no modifications are proposed to the parking layout. There is not a dumpster located on the site and no dumpster is proposed. Staff recommends should a dumpster be required in the future the dumpster placement and screening must comply with the typical ordinance standards for placement and screening. Within the UU, Urban Use District street trees are required. Based on the percentage upgrade of the new construction street trees are required around the site’s entire perimeter under the Church’s ownership. This would require the placement of eight (8) trees along both West 8th and Gaines Streets, four (4) trees along West 7th Street and three (3) trees along Arch Street. Based on the percentage upgrade to the site the landscape ordinance requires a corresponding upgrade to the interior and perimeter landscaping located on the site. The new construction appears to be a one hundred percent upgrade based December 16, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1660 5 on the existing square footage of the church and the square footage of the new building. The landscape ordinance requires a nine-foot wide (9’) perimeter landscape strip around the parking lot’s perimeter of all properties owned by the Church. A variance from this requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. In addition the parking lot should be redesigned to allow for the placement of interior islands. A minimum of eight (8) percent of the paved areas should be landscaped with interior islands a minimum of one hundred fifty (150) square feet in area. A water source is required to water landscaped areas. Staff is supportive of the request to allow the placement of the new fellowship hall on the site. Although the building construction as proposed does not fully comply with the UU, Urban Use Zoning District staff does not feel this will significantly impact the development or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the site be brought into compliance with Chapter 15, the Landscape Ordinance as outlined in paragraph H of the agenda staff report or receive approval of a variance from the City Beautiful Commission. Staff recommends street trees be planted around the site’s perimeter as outlined in paragraph H of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation that the site be brought into compliance with Chapter 15, the Landscape Ordinance as outlined in paragraph H of the agenda staff report or receive approval of a variance from the City Beautiful Commission. Staff also presented a recommendation that street trees be planted around the site’s perimeter as outlined in paragraph H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 4 FILE NO.: Z-2959-H NAME: Verizon Wireless Zoning Site Plan Review LOCATION: Located at 11000 Anderson Drive DEVELOPER: Alltel Properties, LLC/Verizon Wireless c/o KUTAK Rock, Inc. Attn. Randy Fraizer 124 West Capitol Avenue Little Rock, AR 72201 ENGINEER: Morrison Hershfield 66 Perimeter Center East, Suite 600 Atlanta, GA 30346 AREA: 5.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional District PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.04 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Verizon intends to develop the property located at 11000 Anderson Drive as a central switch office for its regional operations. The central switch office will include office space and Verizon’s mobile telephone switching office. Verizon has worked closely with all property owners in the Pleasant Valley Office Park to make the proposed building and use of the property compatible with the existing office uses in the office park. Verizon is in need of the proposed development in order to maintain and enhance its wireless communications network. The building is proposed as a single story building containing 21,040 square feet. Of the space, 5,844 square feet will be used as office space and the remaining 15,196 square feet will be used as warehouse, computer equipment and December 16, 2010 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-H 2 non-occupied space. The site plan indicates the placement of forty (40) parking spaces. The site plan indicates the placement of landscaping to comply with the standards of landscape ordinance and the zoning and buffer ordinance. B. EXISTING CONDITIONS: The site is a grass covered field located at the intersection of Pleasant Valley Farm Road and Anderson Drive. The property does not have frontage on Cantrell Road. To the east and south are multi-story office buildings. To the west is a five acre tract under Verizon’s ownership which will remain vacant at this time. Across Rodney Parham Road is Christ the King church and school, an office building and a bank. Across Cantrell Road are single-family homes located on acreage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200-feet of the site, the Pleasant Valley Property Owners Association and the Walton Heights Candlewood Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Valley Farm Road including 5-foot sidewalks with the planned development. The new back of curb should be located 15-1/2 feet from centerline for a total street width of 31 feet. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Anderson Drive. The back of the sidewalk should be placed at the property line with the sidewalk located in the right-of-way. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. December 16, 2010 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-H 3 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway intersections comply with 2004 AASHTO Green Book standards. Landscaping should be planned to not reduce sight distance at the driveway across from Kent Road. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements for this project. Contact Little Rock Wastewater for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedure for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 sent to CAW’s Cross Connection Section within ten days of December 16, 2010 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-H 4 installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 – the Highway 10 Express Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Cliff McKinney was present representing the request. Staff presented the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned the screening along the western perimeter adjacent to the service area. Staff also questioned the screening along the eastern perimeter of the service area. Public Works comments were addressed. Staff stated a grading permit was required prior to the start of construction. Staff also requested the engineer provide a sight distance certification for the driveway intersections. December 16, 2010 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-H 5 Landscaping comments were addressed. Staff stated an automatic irrigation system would be required to water landscaped areas. Staff also stated at the time of building permit a stamped landscape plan 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 site plan addressing staff’s concerns raised at the November 24, 2010, public hearing. The applicant has provided a detail of the proposed landscaping along the eastern and western perimeters of the service area. The applicant has not provided staff with a certification of the sight distance at the intersection of the driveway and Kent Road. Staff will work with the applicant to secure this letter prior to the Commission acting on the request. The property is owned by Verizon Wireless Communications which intends to develop the property with a central switch office for their mobile telephone operations and to serve as the regional operations. The building is proposed as a single story building containing 21,040 square feet. Of the total square footage, 5,844 square feet will be used as office space and the remaining 15,196 square feet will be used as warehouse, computer equipment and non-occupied space. The site plan indicates the placement of forty (40) parking spaces. Based on the typical parking requirement for an office building fourteen (14) spaces would be required to serve the office and twelve (12) spaces required to serve the warehouse operations for a total of twenty-six (26) spaces. The site plan indicates the placement of landscaping to comply with the standards of landscape ordinance and the zoning and buffer ordinance. Located along the site’s western perimeter is a 25-foot dedicated landscape strip. The street buffers indicated are more than adequate to comply with the typical standards of the buffer ordinance. The site plan does not include the placement of a dumpster on-site. If a dumpster is desired in the future staff recommends the dumpster placement and screening comply with the typical standards of the zoning ordinance. The building height proposed does not exceed the typical height allowed in the O-2, Office and Institutional Zoning District. The zoning district allows a maximum building height of forty-five (45) feet. The building as proposed is a single-story building. December 16, 2010 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-2959-H 6 Signage proposed will comply with signage allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. Building signage will comply with signage allowed in office zones or a maximum of ten percent of the façade area abutting a public street. Perimeter fencing is proposed. The fencing proposed includes both decorative fencing as well as opaque fencing (precast concrete). The heights vary from seven (7) to eight (8) feet in height. No fence will exceed eight (8) feet in height. The zoning district states the building may not cover an aggregate area of not more than forty (40) percent of the site. The site contains five (5) acres and the building proposed contains 21,040 square feet. The building coverage as proposed is less than fifteen (15) percent of the total site area. Staff is supportive of the request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. The site plan as proposed complies with the typical standards of the zoning and subdivision ordinances. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Randy Frazier was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 5 FILE NO.: Z-2725-C NAME: Covenant Keepers Short-form PID LOCATION: Located at 8624 I-30 DEVELOPER: Covenant Keepers Charter School 8300 Geyer Springs Road Little Rock, AR 72209 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 3.718 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial ALLOWED USES: Light Industrial PROPOSED ZONING: PID PROPOSED USE: I-2, Light Industrial – Add a school and a selected list of C-4, Open Display District uses as an allowable uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: An application for rezoning of this site from I-2, Light Industrial District to C-3, General Commercial District was withdrawn by the Planning Commission at their November 13, 2008, public hearing. On March 19, 2009, at the applicant’s request, the Little Rock Planning Commission withdrew a request to rezone the site to PID to allow I-2 uses and a selected listing of commercial uses. December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of this site from I-2, Light Industrial to PID to add a school and selected C-4, Open Display District uses as allowable uses for the property. The proposal is to use the existing building and parking. Portions of the paving within the parking lot will be removed and landscaping added to allow the site to come nearer to compliance with the City’s Landscape Ordinance requirements. The school is proposed to serve Grades K-12. The applicant is also requesting the allowance of additional uses for the site. The uses proposed are selected C-4, Open Display type uses. The specific uses are as follows: Amusement, (commercial, inside), Animal clinic (enclosed), Antique shop, with repair, Appliance repair, Auto parts and accessories, Bakery or confectionery shop, Bank or savings and loan office, Barber and beauty shop, Book and stationery store, Butcher shop, Cabinet and woodwork shop, Camera shop, Catering, commercial, Church, Cigar, tobacco and candy store, Clinic (medical, dental or optical), Clothing store, College dormitory, College fraternity or sorority, College, university or seminary, Community welfare or health center, Convenience food store with gas pumps, Convent or monastery, Custom sewing and millinery, Day nursery or day care center, Day care center, adult Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Establishment for the care of alcoholic, narcotic or psychiatric patients, Establishment of a religious, charitable or philanthropic organization, Feed store, Fire station, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic sculpture or similar artwork, Hardware or sporting goods store, Health studio or spa, Hobby shop, Hospital, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, enclosed, Library, art gallery, museum or similar public use, Lodge or fraternal organization, Medical appliance fittings and sales, Mortuary or funeral home, Multifamily dwellings (as per the R-5 district 1), Office (general and professional), Office, showroom with warehouse (with retail sales, enclosed), Office equipment sales and service, Optical shop, Paint and wallpaper store, Parking, commercial lot or garage, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Recycling facility, automated, Retail uses not listed (enclosed), School (business), School (commercial, trade or craft), School (public or denominational), Seasonal and temporary sales, outside, Secondhand store (used furniture or rummage shop), Service station, Shoe repair, Studio (art, music, speech, drama, dance or other artistic endeavors), Studio broadcasting and recording, Tailor, Taxidermist, Taxi office, Theater (not drive-in type), Tool and equipment rental (inside display only), Travel bureau, Eating place with drive-in service, Auto parts and accessories, Automobile or motorcycle display, sales or service, Auto or truck rental or leasing, Auto repair garage, Lawn and garden center, open display December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 3 B. EXISTING CONDITIONS: There is a one-story vacant commercial building located within the east half of the property. The building was previously used as a bowling facility. There is paved parking on the east and west sides of the building, with a paved driveway on the building’s south side. A service drive is located along the north side of the building. Access drives are located along I-30 and Young Road. There is a billboard at the southeast corner of the property and a vacant lot. There is a mixture of uses in this general area. Mixed light industrial uses are located on the I-2, Light Industrial District zoned property to the north (across Young Road) and west. Vacant I-2, Light Industrial District zoned property is located to the east. An apartment complex and undeveloped property are located across I-30 to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Young Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Curb and gutter should be installed along the edge of street adjacent to the subject property. The new back of curb should be placed 36 feet from the back of curb on the north side of the street. Ponding of stormwater in the right-of-way is not allowed upstream of the street improvements. 3. All driveways shall be concrete aprons accessing Young Road per City Ordinance. 4. The eastern driveway should be narrowed by removal of the existing hard surface. The eastern driveway should be modified with radiuses on both sides of the driveway apron. The western radius should be approximately 15 feet. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 4 Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on a collector street is 250 feet between driveways. The middle driveway should be removed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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 (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus Route #17 – the Mabelvale Downtown Route and #17A – the Mabelvale UALR Route is located along Geyer Springs Road a few blocks to the east. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Industrial for this property. The applicant has December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 5 applied for a rezoning from I-2 Light Industrial to Planned Industrial Development. This area is covered by the Geyer Springs/Wakefield Neighborhood Plan. The Zoning and Future Land Use goal states: “Encourage developers to use the Planned Zoning Development (PZD) form of zoning rather than straight zoning to ensure appropriate businesses are brought into the neighborhood.” Master Street Plan: This application has frontage on Interstate 30 and on Young Road. Young Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bike route is shown along Young Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Areas set aside for buffer and landscaping appear to meet with the landscape ordinance requirements. 3. An automatic irrigation system to water landscaped areas will be required. 4. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Frank Riggins of Crafton, Tull and Sparks was present representing the request. Staff presented the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated there had been conversations with the owner indicating the application would be amended to add other uses as allowable uses for the site. Staff stated based on the current site plan there were few issues. Staff questioned the striping located on the site plan. Staff also requested Mr. Riggins provide details of the operation of the school including the number of students, the number of faculty and the number of classrooms. Staff also questioned if there would be a dumpster and requested Mr. Riggins provide the location of the dumpster along with a note indicating the required screening. December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 6 Public Works comments were addressed. Staff stated dedication of right of way on Young Road would be required. Staff also stated the middle driveway should be closed in order to comply with the minimum driveway spacing requirements. Landscaping comments were addressed. Staff stated an automatic irrigation system was required to water landscaped areas. Staff also stated prior to the issuance of a building permit a stamped landscape plan 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 site plan to staff addressing a number of the issues raised at the November 24, 2010, Subdivision Committee meeting. The applicant has provided staff with details of the proposed school operations, the dumpster location and a detailed listing of the additional uses being requested. The applicant has indicated there are 25 classrooms proposed which would allow growth of the current school to be kindergarten through the 12th grade. There are 19 staff members and two administrators proposed with the additional grades. The school currently serves grades 6th – 10th. There are currently 201 students enrolled at Covenant Keepers. The project is an additional 150 students in the next term with an additional 50 to 60 students in the following year. The applicant is proposing to add an additional grade per year until the school reaches their cap. No enrollement cap was provided to staff. The days and hours of operation are Monday through Friday from 7:30 am to 5:00 pm. The school operates on an extended year. There are no outdoor playground areas proposed. The school does not provide transportation to the students. The site plan indicates the placement of 95 parking spaces on the site. Portions of the existing paving will be removed and landscaping added to the site to correspond with the percentage of renovation improvements to the building. Signage has not been addressed. Staff recommends signage be limited to signage allowed in Industrial Zones or a maximum of thirty feet in height and seventy-two square feet in area. Building signage is to be limited to a maximum of ten percent of the façade area on facades abutting a public street. The uses proposed are I-2, Light Industiral District uses and the addition of a limited list of C-4, Open Display District uses. The specific uses requested are as follows: Amusement, (commercial, inside), Animal clinic (enclosed), Antique December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 7 shop, with repair, Appliance repair, Auto parts and accessories, Bakery or confectionery shop, Bank or savings and loan office, Barber and beauty shop, Book and stationery store, Butcher shop, Cabinet and woodwork shop, Camera shop, Catering, commercial, Church, Cigar, tobacco and candy store, Clinic (medical, dental or optical), Clothing store, College dormitory, College fraternity or sorority, College, university or seminary, Community welfare or health center, Convenience food store with gas pumps, Convent or monastery, Custom sewing and millinery, Day nursery or day care center, Day care center, adult Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Establishment for the care of alcoholic, narcotic or psychiatric patients, Establishment of a religious, charitable or philanthropic organization, Feed store, Fire station, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic sculpture or similar artwork, Hardware or sporting goods store, Health studio or spa, Hobby shop, Hospital, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, enclosed, Library, art gallery, museum or similar public use, Lodge or fraternal organization, Medical appliance fittings and sales, Mortuary or funeral home, Multifamily dwellings (as per the R-5 district 1), Office (general and professional), Office, showroom with warehouse (with retail sales, enclosed), Office equipment sales and service, Optical shop, Paint and wallpaper store, Parking, commercial lot or garage, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Recycling facility, automated, Retail uses not listed (enclosed), School (business), School (commercial, trade or craft), School (public or denominational), Seasonal and temporary sales, outside, Secondhand store (used furniture or rummage shop), Service station, Shoe repair, Studio (art, music, speech, drama, dance or other artistic endeavors), Studio broadcasting and recording, Tailor, Taxidermist, Taxi office, Theater (not drive-in type), Tool and equipment rental (inside display only), Travel bureau, Eating place with drive-in service, Auto parts and accessories, Automobile or motorcycle display, sales or service, Auto or truck rental or leasing, Auto repair garage, Lawn and garden center, open display. A number of the uses indicated by the applicant as potential uses for the site are by-right uses within the existing I-2, Light Industrial Zoning District. Staff does not feel the broad range of proposed additional commercial uses are appropriate for this site. Staff is not in support of the listing as proposed. Without knowing the specifics of a particular use, staff can not determine if parking is adequate or if the access and circulation would be impacted. The Future Land Use Plan shows Indistrual for this area. Adding such a broad range of commercial uses potentially changes the character of the site from Industiral to Commercial. Staff is supportive of allowing the addition of the charter school as an allowable use for the site. Staff feels the commercial use listing should be reviewed by the December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 8 applicant and the uses limited to uses which are condusive to the site and the development pattern of the area. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Frank Riggins and Mr. Stewart Mackey were present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had agreed to limiting the proposed uses of the site to the items staff felt comfortable in supporting. Staff stated these uses were Catering commercial, Church, Clinic (medical, dental or optical), College, university or seminary, Day nursery or day care center, Day care center, adult, Hardware or sporting goods store, Library, art gallery, museum or similar public use, Mortuary or funeral home, School (public, including charter, or denominational), Studio (art, music, speech, drama, dance or other artistic endeavors). Staff stated to their knowledge there were no remaining outstanding technical issues associated with the request. Staff stated they were now supportive of the request. Mr. Frank Riggins stated the request was to add a charter school as well as identify alternative uses for the site. He stated site improvements would be completed to the building as well as the parking lot. He stated additional street buffering and landscaping would be added to the site with the redevelopment. Ms. Pat Gee, Vice President of Southwest Little Rock United for Progress, addressed the Commission in support of Covenant Keepers Charter School. She stated the association did not consider any additional uses nor did they vote to support any school other than Covenant Keepers. Mr. Stewart Mackey stated the owners of the property desired to allow the additional uses to the site to allow the building to be populated and bring folks back to the neighborhood. The Commission questioned if the application was approved what uses would be allowed. Mr. Tony Bozynski, Director of Planning and Development, stated the uses allowed would be I-2 uses and the list of uses which was read into the record. He stated if the use was one as allowed and the user complied with the site plan requirements then the item would not be returned to the Commission and Board of Directors for consideration. December 16, 2010 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2725-C 9 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 1 no, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 6 FILE NO.: Z-4470-G NAME: Pinnacle Ford Long-form PCD LOCATION: Located on the Northeast corner of Chenal Parkway and Wellington Village Road DEVELOPER: Crain Automotive Holdings LLC 15400 Chenal Parkway Little Rock, AR 72223 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 7.6 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District – CUP for Automobile Dealership ALLOWED USES: General Retail PROPOSED ZONING: PCD PROPOSED USE: C-2, Shopping Center District Uses and Auto paint body or body rebuilding shop VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated December 1, 2010, requesting deferral of this item to the January 27, 2011, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Joe White of White-Daters and Associates was presented representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated December 1, 2010, requesting deferral of the December 16, 2010 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4470-G 2 item to the January 27, 2011, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 7 FILE NO.: Z-4760-A NAME: Rainwood Cove Revised Long-form PD-R LOCATION: Located on Rainwood Drive between Napa Valley Drive and Hinson Loop Road DEVELOPER: Rainwood Cove Property Owners Association c/o Laurie Lee 1721 Rainwood Cove Drive Little Rock, AR 72212 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 10.0089 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: PRD ALLOWED USES: Single-family subdivision PROPOSED ZONING: PRD PROPOSED USE: Replace an existing 6-foot perimeter fence with an 8-foot fence VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 15,211 adopted by the Little Rock Board of Directors on December 2, 1986, revoked a previously held PCD zoning for the property and zoned the property PRD. The approval allowed the development of the Rainwood Cove Subdivision. The subdivision is a single-family subdivision containing 50 residential lots. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The Rainwood Cove Subdivision is now requesting to amend the previously approved PRD to allow an existing six (6) foot perimeter fence located along the December 16, 2010 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4760-A 2 northern and eastern perimeters to be replaced with an eight (8) foot fence. The subdivision contains 50 single-family homes that are surrounded on all sides by a school, several businesses, and two large multi-family developments. There is currently a ten (10) foot privacy fence along the parking lot located on the east side of Napa Valley Drive, north of Rainwood Cove Drive from Lot 1 to the northeast corner of Lot 9. This fencing was included in the conditional use permit to allow construction of a parking lot on five R-2, Single-family zoned lots along the east side of Napa Valley Drive, north of Rainwood Drive in 2001 for Fellowship Bible Church. The remainder of the fencing around the neighborhood has remained at a 6-foot height. Due to the encroachment of the school, businesses and multi-family developments around Rainwood Cove, the neighbors are requesting an increase in fence height to provide for more screening and privacy. The request is to allow the replacement of an existing six foot fence with an eight foot fence. The item was not routed since the fence is a replacement fence. B. EXISTING CONDITIONS: The subdivision is located between Hinson Loop and Napa Valley. In the general area there is a mixture of zoning and uses. Residential uses are located south and southwest of the site. A parking lot serving an office building is located to the west and further west is a church facility located on the R-2 zoned property across Napa Valley Drive. The Pulaski Academy campus is located to the north and northwest. There is a nursing home located immediately north of the subdivision and there is an apartment complex accessed from Hinson Loop Road located to the east and northeast. Office-type uses are located to the north along the south side of Hinson Road and to the east along Hinson Loop Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Rainwood Cove Property Owners Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was not present. Staff presented the item to the Committee stating there were no outstanding technical issues in need of addressing related to the site plan. There was no discussion of the item. The Committee then forwarded the item to the full Commission for final action. December 16, 2010 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-4760-A 3 E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the November 24, 2010, Subdivision Committee meeting. The request is to amend the previously approved PRD to allow the existing six (6) foot perimeter fence located along the northern and eastern perimeters of the subdivision to be replaced with an eight (8) foot fence. There is currently a ten (10) foot privacy fence along the parking lot located on the east side of Napa Valley Drive. The fence was placed in conjunction with a conditional use permit to allow construction of a parking lot on five (5) R-2, Single-family zoned lots along the east side of Napa Valley Drive, north of Rainwood Drive in 2001 for Fellowship Bible Church. The neighborhood has stated due to the encroachment of Pulaski Academy School, businesses and multi-family developments around the Rainwood Cove Subdivision, the increased fence height is necessary to provide screening and privacy for the residence. Staff is supportive of the request. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed fence replacement. Staff does not feel the placement of an eight (8) foot privacy fence as proposed by the subdivision will negatively impact the adjacent properties. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow an existing six (6) foot privacy fence to be replaced by an eight (8) foot privacy fence along the northern and eastern perimeters. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow an existing six (6) foot privacy fence to be replaced by an eight (8) foot privacy fence along the northern and eastern perimeters. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 8 FILE NO.: Z-4933-H NAME: Chenal Parkway Development LLC Revised Long-form PCD LOCATION: Located at 15707 Chenal Parkway DEVELOPER: Flake-Kelly Commercial 425 West Capitol Avenue Little Rock, AR 72201 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 5.84 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Retail - Lumber Sales, General Retail Sales PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District Uses – allow the creation of three (3) lots. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 26, 1990, the Little Rock Board of Directors adopted Ordinance No. 15,990 establishing Mechanics Lumber Company PCD. The approval allowed for the construction of a hardware store and lumberyard at the intersection of Chenal Parkway and Kanis Road. The project consisted of 17,500 square feet of retail and 32,320 square feet of lumber storage. Two out parcels were proposed with no immediate development plans for the parcels. A requirement was that any subsequent use proposed for the out parcels be approved by the Commission and Board of Directors. On December 20, 1994, the Little Rock Board of Directors adopted Ordinance No. 16,811 revising the previously approved PCD to allow Worthen Bank Branch, Chenal December 16, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4933-H 2 Parkway to locate on a 1.46 acre out parcel lot located at the intersection of Chenal Parkway and Kanis Road. The branch bank facility was to contain 2,466 square feet with a 2,340 square foot drive-thru canopy. Ordinance No. 16,812 waived the sidewalk requirement for the Worthen Bank Branch on Chenal Parkway and along the Kanis Road frontage. Ordinance No. 17,008 adopted by the Little Rock Board of Directors on November 21, 1995, amended the previously approved PCD to allow for elimination of the eastern out parcel and combining the out parcel with the hardware store lot. The applicant proposed the construction of a 15,000 square foot addition to the existing building, including an expanded parking area. Ordinance No. 17,009 provided for the location and restriction of access drives to the site from the proposed north/south arterial (Wellington Hills Road). Ordinance No. 17,012 provided for the payment of $20,000 toward the construction for the intersection of Chenal Parkway and the future east boundary street. Ordinance No. 17,013 provided for the construction of the east boundary street to be the full width of the north one-half of the east boundary street. Ordinance No. 17,574 adopted by the Little Rock Board of Directors on September 16, 1997, removed the eastern most lot from the PCD and zoned the property C-3, General Commercial District. Ordinance No. 19,522 adopted by the Little Rock Board of Directors on May 2, 2006, allowed a revision to the PCD to allow an expansion of the facilities located on the site. The subject property contained 5.749 acres, which was the result of combining Lot 1, a platted lot and Lot 3, which was unplatted. Lot 1 was zoned PCD and Lot 3 was zoned C-3, General Commercial District. The site contained a 12,951 square foot material storage area and 63 parking spaces. The desire was to expand the material storage area by 13,327 square feet and add 36 new parking spaces. The new material storage area was proposed under roof and the storage area that faced the Parkway was proposed with exposed aggregate concrete tilt-up panel walls. The new materials storage area that faces east was to be finished in the same manner as the existing structure, which was painted metallic siding. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to amend the previously approved PCD to allow the creation of three (3) lots within the existing parcel. The site is the former National Home Center property which was developed in two (2) phases. A portion of the building will be sold to an office user with the remaining warehouse area retained by the current owner. The third lot is proposed to allow flexibility should a user come along that does not desire to purchase the entire remaining portion of the site. At the time of development of the third parcel a revision to the PCD will be sought to allow for the review and approval of the site plan. December 16, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4933-H 3 B. EXISTING CONDITIONS: The site is the former National Home Center site including the retail sales area as well as the warehouse and lumber storage areas. To the east of the site is the undeveloped Wellington Hills Road and across the right of way is a property currently zoned C-3, General Commercial District which is currently vacant. The area to the west is developed with a branch bank. Chenal Parkway is constructed to Master Street Plan standard with a sidewalk located along the site. Wellington Village Road has not been constructed adjacent to the site. Kanis Road is a narrow unimproved road with open ditches along the property frontage. Other uses in the area include commercial and office uses. To the north of the site is an automobile dealership, a Wal-green’s, a Arby’s and Christian Brothers Automotive Repair. Northwest is a church and an automobile dealership. South of the site across Kanis Road is a property zoned PCD which was approved as a plant nursery. A second PCD is located along Kanis Road to the southwest which was approved for a carwash. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Coalition of West Little Rock Neighborhoods, Parkway Place Property Owners Association and St. Charles Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Wellington Hills Road including 5-foot sidewalks with the planned development. 2. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 4. Driveway locations and widths must comply with the traffic access and circulation requirements of Sections 30-43 and 31-210. Due to Wellington Hills Road classified as a minor arterial street, the driveway spacing is 300 feet. Therefore only one (1) driveway can be constructed onto Wellington December 16, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4933-H 4 Hills Road from this property and should be located near the center of the property. The width of driveway must not exceed 36 feet. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extensions required with easements may be required. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If larger and/or additional meters are installed, a Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPA) is required on 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. December 16, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4933-H 5 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for a revised PCD. This area is covered by the Rock Creek Neighborhood Action Plan. Their Commercial Development Goal states: “Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood-friendly and better quality developments.” Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is planned along Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. John Flake was present representing the request. Staff stated the application was filed with three options. Staff requested the applicant pick an option to move forward with. Staff also requested the applicant clearly define the proposed commercial uses for the site. Public Works comments were addressed. Staff stated there was an approved deferral of required street construction along the eastern boundary which was soon to expire. Staff stated upon the expiration the City would be looking to the developer to install the required improvements. Staff stated the driveway spacing requirement along Wellington Hills Road was a minimum of 300-feet therefore only one drive would be allowed along the eastern perimeter. Landscaping comments were addressed. Staff stated any new development would require compliance with the City’s Landscape and Buffer Ordinance requirements. December 16, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4933-H 6 Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the November 24, 2010, Subdivision Committee meeting. The revised site plan indicates a single option to move forward with to the Commission and Board of Directors. The option will allow the existing building to be subdivided to allow for two users and allow for an out-parcel for future development. The applicant has indicated C-3, General Commercial District uses as allowable uses for the site. There is no new building construction or paving proposed with the current request. The subdivision would allow for the sale on a portion of the existing building to an office user while the property owner retains ownership of the remainder of the property for future sale or redevelopment. The applicant is not requesting to extend the previously granted deferral of the required street improvements to the boundary streets. The site will be served by cross access and parking agreements between the property owners. There appear to be 70 parking spaces located on the site. There are areas included on the site plan where additional parking could be added should parking become an issue in the future. The site is located within the Financial Center/Chenal Parkway Design Overlay District. The District regulates signage and overhead utilities. There is an existing ground sign located on the site. No additional signage is being requested. There are the two (2) lumber storage areas located along Kanis Road which will cross the property lines between Lots 1A and 1C. The applicant has indicated these buildings will be removed or within the Bill of Assurance a statement will be included to address these buildings and maintenance agreements for the buildings. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the revision to the PCD to allow the creation of three lots within this existing development will significantly impact the development or the area. December 16, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-4933-H 7 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. John Flake of Flake-Kelly Commercial Real Estate was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 9 FILE NO.: Z-5800-B NAME: Bowman Business Park Revised Long-form POD LOCATION: 1515 South Bowman Road DEVELOPER: Bowman Business Park Davis Properties 1515 South Bowman Road Little Rock, AR 72211 ARCHITECT: Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 10.102 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Office Warehouse PROPOSED ZONING: Revised POD PROPOSED USE: Office Warehouse – to add selected additional uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The POD was approved on April 19, 1994, by the Little Rock Board of Director’s adoption of Ordinance No. 16,632. The approval was for an office/warehouse development with a requirement 25 percent of the floor area to be dedicated to office use. The approval also required service courts to be located in the rear of the building and the front of the building was to maintain the appearance of an office development with the height of the building equal to two stories with floor area limited to the first floor. The site has developed with four buildings totaling 110,400 square feet. The site contains 249 parking spaces. The service drives are shared between the buildings with parking located in the front of the buildings. One building is located along South December 16, 2010 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5800-B 2 Bowman Road with the remainder of the buildings located to the east and accessed from a 30-foot driveway. Ordinance No. 19,480 adopted by the Little Rock Board of Directors on February 7, 2006, allowed a revision to the previously approved Planned Office Development to expand the allowable uses for the site. The approval included the addition of the following uses as allowable uses to the site: Office/Showroom/Warehouse, Laboratory, Photography Studio, Custom Sewing/Millinery/Tailor Shop, Job Printing, Lithographer, Printing or Blue printing, Medical Appliance Fitting and Sales, Studio (Broadcasting or Recording), Studio (Art, Music, Dance, Etc.), Tools and Equipment Rental (Inside Display Only), Cabinet or Woodwork Shop, Commercial Catering, Furniture Repair Store, Upholstery Shop, Furniture. The approval also allowed the placement of a sign on the site not to exceed six (6) feet in height (as measured from grade along South Bowman Road) and sixty-four (64) square feet in area. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to amend the previously approved POD to add additional uses to the allowed uses for the site. The applicant is requesting to add to the currently allowed uses the following uses: Pharmaceutical, Compounding, Infusion, Dialysis, and Therapy. There are no changes to the existing buildings or parking lot layout. The request is to allow additional uses to the site with no modification to the existing buildings or paved areas. The item was not routed to Public Works and the various utility companies for review and comment. B. EXISTING CONDITIONS: The site contains four office, warehouse building. One building is located along South Bowman Road with the remainder of the buildings located to the east and accessed from a 30-foot driveway. To the south of the site is vacant O-3 zoned property. A portion of the northern perimeter is also vacant O-3 zoned property. There is a skating center located to the north of the site with a non-conforming zoning status. To the east of the site is an office development accessed from Centerview Drive. To the west of the site there is a scattering of single-family homes located along South Bowman Road. Further west of the site is the Cherry Creek Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be December 16, 2010 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5800-B 3 identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues associated with the site plan in need of addressing raised at the November 24, 2010, Subdivision Committee meeting. The request is to amend the previously approved POD to add additional uses to the allowed uses for the site. In addition to the currently allowed uses the applicant is requesting to add Pharmaceutical, Compounding, Infusion, Dialysis, and Therapy as allowable uses for the site. There are no changes to the existing buildings or parking lot layout. The site is developed with four buildings containing office and warehouse uses. The total office space within the development is 72,932 square feet and the total warehouse space is 35,368 square feet. The typical parking requirement for the office portion of the development would be 182 spaces and for the warehouse portion of the development 22 parking spaces for a total of 204 parking spaces. Located on the site are 296 striped parking spaces and areas behind the buildings which are indicated on the site plan as service areas which additional parking could be added should parking become an issue. There are no other modifications to the previously approved site plan. There is adequate parking to serve the development and the additional uses as proposed. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the modification to add the additional uses as proposed should not significantly impact the development or the area. F. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. December 16, 2010 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5800-B 4 PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to add the additional uses as proposed by the applicant. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 10 FILE NO.: Z-7119-B NAME: USA Drug Revised Short-form PD-C LOCATION: Located on the Northeast corner of Cantrell Road and Ranch Drive DEVELOPER: Springfield Signs and Neon 2531 N. Patterson Avenue Springfield, MO 65803 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-C ALLOWED USES: Drug Store – C-2 uses as alternative uses PROPOSED ZONING: PD-C PROPOSED USE: Drug Store – C-2 uses as alternative uses – Signage without public street frontage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,635 adopted by the Little Rock Board of Directors on February 5, 2002, rezoned the site from C-2, Shopping Center District to PD-O. The site contained 1.67-acres and was approved to allow the construction of a bank. A common access easement and drive shown on the northern and eastern boundaries of the lot allowed access to the site. The access easements were proposed as right-turn movement only from and onto Cantrell Road. A deceleration lane and acceleration taper was proposed on Cantrell Road. A variance from the minimum driveway spacing criteria was approved with the request for Ranch Drive. Ordinance No. 20,193 adopted by the Little Rock Board of Directors on November 17, 2009, allowed a rezoning of the site from PD-O to PD-C to allow the construction of a December 16, 2010 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7119-B 2 new USA Drug Store. The lot was an existing platted lot containing 1.67 acres. The site was proposed developed with a building containing 14,974 square feet and 64 parking spaces. The hours of operation were approved from 6 am to 11 pm daily. The request included the allowance of C-2, Shopping Center District uses as allowable alternative uses for the property subject to the parking matching the proposed use. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The developer is now proposing to amend the previously approved PD-C to allow the placement of signage along the eastern façade of the building which is located without public street frontage. The applicant has indicated the signage along the eastern façade is critical due to traffic flow to identify the business to westbound travelers. The sign is proposed containing 46 square feet of sign area. The request is to allow signage inconsistent with the Highway 10 DOD and the City of Little Rock Sign Ordinance. There are no changes to the previously approved site plan with regard to landscaping, parking layout or building placement. The item was not routed to Public Works and the various utility companies for review and comment. B. EXISTING CONDITIONS: The USA Drug store is currently under construction on this site. The access drive is in place along the eastern perimeter and Ranch Drive has been constructed to Master Street Plan standard. To the east of the site is a vacant C- 3, General Commercial District zoned parcel. Further east is a convenience store with gas pumps located at the intersection of North Katillus Road and Cantrell Road. North of the site are two strip centers containing retail, restaurants and office uses. Also north of the site is a stand-alone restaurant building. To the west and northwest are office buildings. South of the site on Drew Drive is a PD-O approved for a veterinary clinic. Also on Drew Drive are single-family homes and west of the intersection is a PD-O approved for an insurance office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Maywood Manor Neighborhood Association, the Bayonne Property Owners Association, the Chevaux Property Owners Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. December 16, 2010 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7119-B 3 D. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no issues raised at the November 24, 2010, Subdivision Committee meeting in need of addressing. The request is to amend the previously approved PD-C to allow the placement of signage along the eastern façade of the building which is located without public street frontage. The applicant has indicated the signage along the eastern façade is critical due to traffic flow to identify the business to westbound travelers. The sign is proposed containing 46 square feet of sign area. The previous approval allowed for signage along the south façade, abutting Cantrell Road, and the west façade, abutting Ranch Drive. These signs are both consistent with the Highway 10 Design Overlay District and the City’s sign ordinance. There are no changes to the previously approved site plan with regard to landscaping, parking layout or building placement. The item was not routed to Public Works and the various utility companies for review and comment. The request is to allow signage inconsistent with the Highway 10 DOD and the City of Little Rock Sign Ordinance. The Highway 10 Design Overlay District (Section 36-346(f)) states signage is to comply with the provisions of Article X of the zoning ordinance except each separate commercial building is allowed a single monument ground-mounted sign located on the building site or in the landscaped front yard of the commercial development. The sign allowed is a maximum of six (6) feet in height and seventy-two (72) square feet in area. Article X (Section 36-557(1)) states all on-premises wall signs must face required street frontage except in complexes where a sign without street frontage would be the only means of identification for a tenant. Staff is not supportive of the request. This site is not located in a complex which would necessitate the placement of signage without public street frontage. The development is served by a ground sign located within the front yard landscaped area six feet (6’) in height and seventy-two (72) square feet in area as allowed by the DOD. This building is allowed two (2) sign faces by right under the City’s sign ordinance and the DOD, one fronting Cantrell Road and the second facing Ranch Drive. Staff feels since the DOD is very specific in the allowance of signage along this corridor and this is not a hardship case where the additional signage is required to identify the business staff does not feel the signage without public street frontage should be allowed. December 16, 2010 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7119-B 4 F. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Gain Robinson was present representing the request. Staff presented the item with a recommendation of denial. There were no registered objectors present however staff did read into the record a written objection provided by Ms. Ruth Bell representing the League of Women Voters. Mr. Robinson addressed the Commission on the merits of the request. He stated USA Drug felt the sign on the eastern façade was critical. He stated the eastern façade was the first contact with the west bound traffic. He stated the signage request was very small compared to the signage allowed on the façade. He stated the building was located at the entrance to the Dogwood Crossing retail development and a number of these businesses had signage on facades without public street frontage. Mr. Robinson stated the signage being requested by USA Drug was a foot and one-half tall and 120 inches long. He stated there were a number of retailers located along Cantrell Road which had signage located along access easements. He stated his company only wanted what other retailers and USA Drug’s competition was allowed. The Chairman indicated there were no cards in objection of the item. He stated staff did read into the record objections by the League of Women Voters. He questioned Mr. Robinson as to the signage currently allowed on the USA Drug. Mr. Robinson stated signage was allowed on the front and west facades and a ground sign would be located on the site. The Commission questioned why the eastern façade signage was not requested with the initial application. Mr. Robinson stated the building elevations had not been completed at the time of the original approval. He stated upon completion of the building elevations it became apparent the prominence of the eastern wall and that signage on the eastern façade was critical. There was no further discussion of the item. The chair entertained a motion of approval of the item. The motion failed by a vote of 4 ayes, 5 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 11 FILE NO.: Z-7603-F NAME: Cantrell Falls Revised Long-form PCD LOCATION: Located at 14910 Cantrell Road DEVELOPER: PDC Companies 1501 N. University Avenue Little Rock, AR 72207 ENGINEER: The Holloway Firm, Inc. Mr. Bob Holloway 200 Casey Drive Maumelle, AR 72113 AREA: 7.93 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: O-3, General Office District and C-3, General Commercial District PROPOSED ZONING: PCD PROPOSED USE: O-3, General Office District and C-3, General Commercial District – add a fifth lot to the development for automotive repair VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A request to rezone a portion of this site from R-2, Single-family to POD was filed and withdrawn from consideration prior to the June 3, 2004, Planning Commission Public Hearing. The applicant proposed a development to include office and commercial activities on 3.6 acres located along the western portion of this site. (Z-7603) Ordinance No. 19,314 adopted by the Little Rock Board of Directors on April 19, 2005, established PDC Company Short-form POD. The request included the development of a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of the proposed lots and an office building on the second lot. Lot 1 would develop with a December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 2 restaurant without drive-through service containing 4,500 square feet and Lot 2 would develop with 29,200 square foot of office space. The overall percent for each use on the site was eighty-seven percent office and thirteen percent commercial. The approval established the hours of operation from 6 am to midnight seven days per week. The development has not been constructed. (Z-7603-A) On June 22, 2006, the Little Rock Planning Commission denied a request to allow 14910 Cantrell Road (adjacent to the east) and the PDC Company Short-form POD to be rezoned from R-2, Single-family and POD to PCD to allow a four-lot subdivision with a combination of sit-down and drive-through restaurants. The lots varied in size from 1.3 acres to 2.5 acres. Restaurant sizes range from 4,100 square feet to 7,200 square feet. A cul-de-sac would be constructed as a public street from Highway 10 through the middle of the lots to provide public street frontage for each lot. The developer requested the flexibility to shift lot area and restaurant size within the development to accommodate a variety of tenants. A 40-foot access and utility easement was proposed from the cul-de-sac to a property located to the east of the site. The site was approved as a PCD to allow the construction of a strip retail center with no parking or access located along the rear of the building. According to the applicant access to the site to the east would allow circulation between developments and limit the need for vehicles to access Cantrell Road from the development site. Placement of the access easement would allow vehicles from as far west as Regions Bank to access the existing traffic signal for protected left turns. The item was not appealed to the Board of Directors. (Z-7603-B) On January 18, 2007, the Planning Commission approved a rezoning of 14910 Cantrell Road from R-2, Single-family to PCD which allowed the development of 4.2 acres as a two lot development. The site plan indicated two buildings would be constructed on the site. A building containing 7,200 square feet and 107 parking spaces was proposed on the lot fronting Cantrell Road and a second building containing 6,300 square feet and 110 parking spaces was proposed for the rear lot. A maximum of 13,000 square feet of restaurant space was approved. A selected list of commercial uses was approved for the site other than a restaurant. The hours of operation for a restaurant facility were limited to 10:00 am to midnight seven days per week. The lots were proposed each containing in excess of two acres. Access to the development was proposed through a 24-foot drive located along the western perimeter of the site and was to be shared with the property approved for PDC Short-form POD located to the west proposed for future development with office and commercial uses. On February 6, 2007, the Little Rock Board of Directors approved Ordinance No. 19,694 allowing the rezoning. The following uses were approved as allowable uses for the development: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 3 domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). A definition of a “sit down restaurant” was also approved. A “sit down restaurant” is a type of restaurant, which provides tables where one sits down to eat a meal, typically served by wait staff. Historically called simply restaurants, following the rise of fast food restaurants, a retronym for the older “standard” restaurant was created. Most commonly, “sit down restaurant” refers to a casual dining restaurant with table service rather than a fast food service where one orders food at a counter. Sit down restaurants are often further categorized as “family style” or “formal”. (Z-7603-C) Ordinance No. 19,946 adopted by the Little Rock Board of Directors on April 1, 2008, rezoned both 14910 and the PDC development from POD and PCD to PCD. The approval allowed a 3,400 square foot drive-through restaurant on Lot 1, a 29,180 square foot office building on Lot 2, a 6,560 square foot restaurant on Lot 3 and a 6,000 square foot restaurant, a 10,500 square foot retail center and a 2,000 square foot bank on Lot 4. The hours of operation for the development were approved from 6:00 am to midnight seven days per week for Lots 1, 2 and 4 and from 10:00 am to midnight seven days per week for Lot 3. The hours of dumpster service and the service hours of supplies were limited to daylight hours. The approved uses were limited to the following: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed). The development was required to construct an earthen berm along the Cantrell Road frontage within the 40-foot landscape strip constructed to a minimum height of 42-inches measured from the average grade of the site. Within the 40-foot landscape strip an earthen sculpture and stone water feature would be constructed along with the landscaping as typically required to comply with the Highway 10 DOD. On September 18, 2008, the Little Rock Planning Commission denied a request to allow the placement of an individual tenant sign on Lot 1 to serve the Burger King. The denial was appealed to the Board of Directors and scheduled to be heard on January 5, 2009, but was withdrawn by the applicant prior to the public hearing. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PCD to allow a modification to the site plan along the eastern portion of the site (Lots 3 and 4). December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 4 The applicant is proposing to create an additional lot along the eastern perimeter to allow the construction of an automotive repair shop within this area in addition to the sit down restaurant and stand alone retail building. The revised site plan allows for a reduction of parking in an effort to create additional landscaped areas. The revised plan includes Lot 1 which has developed with a 2,800 square foot restaurant with a drive-through facility, Lot 2 which is proposed to be developed with a 28,980 square foot office building. Lots 3 and 4 are proposed to be divided into three (3) lots. A 6,560 square foot restaurant building is to be located on Lot 3. Lot 4 is proposed to be developed with a 7,200 square foot automotive repair business and Lot 5 is proposed to be developed with a 5,000 square foot restaurant building. The development is indicated with cross access and cross parking. Located on Lot 1 there are 30 parking spaces and on Lot 2 there are 74 parking spaces. Lot 3 is indicated containing 106 parking spaces. Lot 4 is proposed containing 30 parking spaces and Lot 5 is indicated containing 53 parking spaces. B. EXISTING CONDITIONS: The entire site was cleared and leveled with the construction of the Burger King restaurant. No other buildings have been constructed. To the east of the site is the Wal-Greens development, a strip retail center and Catfish City is located further east. The area to the north is vacant and undeveloped; currently zoned R-2, Single-family. To the west of the site is a branch bank adjacent to Cantrell Road and a dentist office and medical office are located in the rear of the site on separate lots. To the south of the site are vacant properties zoned R-2, Single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Tulley Cove Neighborhood Association, the Pinnacle Valley Neighborhood Association, Secluded Hills Property Owners Association, the Westchester Heatherbrae Property Owners Association and the Westbury Neighborhood Association were notified of the public hearing. December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 5 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan along with Cantrell Road and both sides of the public access easement. 3. The medians should be removed from the right turn lane and the intersection. Handicap ramps should cross the entrance driveway into the development at the property line. 4. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 60 feet is required and street width of 36 feet from back of curb to back of curb. 5. Stormwater detention ordinance applies to this property. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10. The development is showing a driveway access to the property to the east. This driveway access has not been recommended by staff in the past and should not installed with this revised application. For additional information, contact Bill Henry with Traffic Engineering at 379-1816. 11. Vehicle parking is not allowed along the drive access to the property to the east. If the property to the east has similar parking along their access drive, the parking must be removed. December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 6 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for Lots 3 and 4. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine if addition public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 – the Highway 10 Express Route. December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 7 Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revised Planned Commercial Development for a commercial and office use. This area is covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal states: “Promote vigorous enforcement of Landscaping & Excavation Ordinance.” Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Eric Holloway of the Holloway Firm was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request in need of addressing. Staff requested details of the proposed signage including building signage and ground signage. Staff also stated there were specific uses approved with the original approval and question if there were any additional uses, other than auto repair, being requested with the revision. Staff also noted specific hours of operation were approved for the restaurant users and questioned if the hours would change. Public Works comments were addressed. Staff stated the drive indicated to connect to the property to the east should be removed. Staff stated the drive had been discussed on a number of occasions and was not supported by staff. Staff stated a grading permit would be required at the time of development. Staff also stated a private access was proposed to the lots. Staff stated private access was to be designed to public street standard. Staff stated a minimum access December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 8 easement of 60 feet and 36 feet of pavement was required to serve the development. Landscaping comments were addressed. Staff stated a minimum landscape strip of nine feet was required along the common lot lines. Staff also stated all interior islands were to comply with the minimum standards of the Landscape Ordinance. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the November 24, 2010, Subdivision Committee meeting. The revised plan has removed the driveway connection to the development to the east, indicated the nine (9) foot minimum landscape strip along the common lot lines and indicated the signage plan. The applicant is requesting to amend the hours of operation for Lots 1, 2, 4 and 5 to be from 6:00 am to midnight seven days per week. The hours for Lot 3 will remain from 10:00 am to midnight seven days per week. The applicant has not requested to amend the previously approved uses with the exception of the addition of automotive repair. The uses previously approved are limited to the following: Bank or savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office (general and professional), Optical shop, Photography studio, Retail uses not listed (enclosed) and Automotive repair. The applicant is proposing to amend the previously approved PCD to allow a modification to the site plan along the eastern portion of the site. The applicant is proposing to create an additional lot along the eastern perimeter and allow the construction of an automotive repair shop within this area. Along the eastern perimeter there will be a sit down restaurant located to the rear of the site and stand alone retail building located along Cantrell Road. Lot 1 has developed with a 2,800 square foot restaurant with a drive-through facility. Lot 2 is proposed to be developed with a 28,980 square foot office building. Lots 3 and 4 are proposed to be divided into Lots 3, 4 and 5. A 6,560 square foot restaurant building is proposed to be developed on Lot 3. The plan December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 9 indicates Lot 4 to be developed with a 7,200 square foot automotive repair business and Lot 5 to be developed with a 5,000 square foot restaurant building. The development is indicated with cross access and cross parking. Located on Lot 1 there are 30 parking spaces and on Lot 2 there are 74 parking spaces. Lot 3 is indicated containing 87 parking spaces. Lot 4 is proposed containing 29 parking spaces and Lot 5 is indicated containing 49 parking spaces. Lot 1 is existing. Lot 2 is proposed for the development of an office building which would typically require the placement of 72 parking spaces. Lot 3 is proposed with a restaurant building which would typically require the placement of 65 parking spaces. Lot 4 is proposed as automotive repair which would typically require the placement of 24 parking spaces and Lot 5 is proposed with a restaurant which would typically require the placement of 50 parking spaces. No new ground signage is proposed along Cantrell Road. Each of the interior lots will be allowed a ground sign not to exceed six feet in height and sixty square feet in area. Building signage for Lots 2 – 4 will be allowed on the front facades of the buildings or on the façade abutting the access easement. Although the overall square footage of the retail portion of the development has not changed significantly staff is not supportive of the request. The previously approved plan and uses allowed for a more neighborhood friendly retail development and did not include automotive type uses. Typically automotive repair is a use that is allow in strictly commercial areas and typically not developed within or in close proximity to office and residential developments. Staff has concerns with the potential future development of the site if the site takes on this type use. Staff feels to add automotive repair to the site will only push the commercial node further away from the intended intersection of Cantrell and Taylor Loop Roads. Staff feels the retail development of this site should maintain the original intended uses of neighborhood type retail uses limited to uses which serve the immediate neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had requested a deferral of the item on this date to the January 27, 2011 public hearing. Staff stated the deferral request would December 16, 2010 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7603-F 10 require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions December 16, 2010 ITEM NO.: 12 FILE NO.: Z-7854-C NAME: JLM, Inc. Child Health Management Short-form PID LOCATION: Located on the south side of Remington Cove just east of Talley Road DEVELOPER: David Prewett BWWP Ventures, LLC 220 North Knoxville Russellville, AR 72801 ENGINEER: Barry Williams Crafton Tull and Sparks 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 1.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-1 ALLOWED USES: Industrial PROPOSED ZONING: PID PROPOSED USE: Add a clinic as an allowable use VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the rezoning of the site from I-1, to PID to add a clinic as an allowable use for this property. JLM, Inc. will offer a full range of Child Health Management Services for qualifying children and their families. Services will include multi-disciplinary diagnosis, evaluation and treatment for the purpose of habilitation, early intervention and prevention of long-term disability. Specific services include, but are not limited to, audiology, neuropsychology, behavior therapy, nutrition, occupational therapy, speech therapy, physical therapy, nursing and early childhood/day treatment. December 16, 2010 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7854-C 2 Referrals to the clinic may be made for any medically indicated reason as identified by the child’s primary care physician. Children may initially be referred by a family member, social service agency, daycare center, word of mouth. However, to be enrolled in the program, the primary care physician must provide a formal written referral. The clinic often serves a vary diverse population, including, but not limited to, children with Attention Deficit Hyperactivity Disorder, Autism, Cerebral Palsy, Child Abuse or Neglect, Chronic Otitis Media, Cystic Fibrosis, Developmental Delay, Down Syndrome, Failure to Thrive, Fetal Alcohol Syndrome, Gasto-Esophageal Reflux Disorder, Hydrocephaly, Juvenile Diabetes, Microcephaly, Pervasive Development Disorder, Prenatal Drug Exposure, Seizure Disorder, and Spina Bifida. Once a child qualifies for treatment and the primary care physician completes the referral, treatment begins. Once services have been initiated, the progress is reviewed within two weeks of the patient’s enrollment and at least every 90 days throughout the course of treatment. When it is determined the child no longer has a medical need for the services treatment is ended and the child is discharged from the clinic. The hours of operation are from 7:00 am to 6:00 pm Monday through Friday. Transportation is provided at no charge to the families of the children. Some families drop-off and pick up the child but a majority of the children are picked up and dropped off by the clinic staff. Staffing for the facility will initially be 10-12 employees with projected growth to approximately 35 employees by the end of Year 1. Projected staff for a full client/patient load is up to 50 employees. Client/patient projections are from 15-20 in the first 2-3 months of operation, growing to 50 by the end of Year 1 and 100 by the end of Year 2. The site plan indicates common access drives as previously indicated on the preliminary plat, and parking is proposed on both sides of the access easement to serve this lot and the lot to the west. The building is proposed containing 10,000 square feet in Phase I with 54 parking spaces. The site plan indicates an expansion area of 3,500 square feet in Phase 2. No additional parking is proposed. The site plan indicates the placement of playground areas enclosed with an eight (8) foot privacy fence in two locations. Within the playground areas shade structures are proposed. B. EXISTING CONDITIONS: The street was constructed with the development and final platting of Lot 4 of the EPA Talley Road Subdivision. An office building has been constructed on Lot 4. Further east is grass covered site accessed from Shackleford Road. Little Rock Wastewater is located to the south of the site and there is a developing Office Subdivision located to the west along Remington Drive. North of the site is December 16, 2010 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7854-C 3 property zoned R-2, Single-family containing residential homes. Southwest of the site are single-family homes fronting on Talley Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Handicap ramps are required to be installed across the proposed driveway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. December 16, 2010 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7854-C 4 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 needed to provide water service to this property. The Little Rock Fire Department needs to evaluate this site to determine if addition public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus Route #14 – the Rosedale Route is located to the northeast of the site running along South Shackleford Road and Colonel Glenn Road. Parks and Recreation: No comment. December 16, 2010 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7854-C 5 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 Planned Industrial Development. The applicant’s property lies in the area covered by the Westwood Pecan Lake Stagecoach David O. Dodd Neighborhood Action Plan. The Zoning and Land Use goal states: “Maintain and encourage single-family and low-density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in the area currently reserved for such uses on the Future Land Use Plan.” Master Street Plan: Talley Road and Remington Drive are shown as Local Streets on the Master Street Plan. These streets may require dedication of right- of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. The playground area can remain in the proposed location; however, note that no hardsurface material is to be constructed within the nine foot (9’) wide perimeter landscape strip. 3. An automatic irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Barry Williams of Crafton Tull and Associates was present representing the request. Staff presented an overview of the request stating there were a number of outstanding issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested additional information on the overall operation of the business and how the development would function. Staff requested the number of clients to be served, the number of staff and the length of stay for visits. Staff also questioned if there would be covers over the playground areas. December 16, 2010 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7854-C 6 Public Works comments were addressed. Staff stated a grading permit would be required at the time of development. Staff also stated any broken curb, gutter or sidewalk within the public right of way would require replacement prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated an automatic irrigation system would be required to water landscape areas. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the November 24, 2010, Subdivision Committee meeting. The applicant has provided staff with a detailed description of the overall operation of the business, the number of clients to be served, the number of staff and the length of stay for clients. The revised plan also includes the placement of shade structures within the playground areas. The applicant is requesting a rezoning of the site from I-1 to PID to add a clinic as an allowable use for the site. The development is proposed in two phases with a 10,000 square foot building constructed in the first phase and a 3,500 square foot expansion in the second phase. The site plan indicates the placement of two (2) playground areas. Within the playground areas shaded structures are indicated. The playground areas are indicated with an eight (8) foot opaque screening fence around the perimeters. The site is indicated with 54 parking spaces. The site plan indicates the placement of 27 parking spaces on the applicant’s lot and 30 spaces are located along a common access drive shared with the property to the west. With the final platting of these lots cross access and cross parking agreements will be outlined. Parking for a clinic would typically be based on one parking space per doctor. Based on the use of the property staff does not feel this would be a good gage of the parking which will actually be required to serve the site. The applicant has indicated there will be a maximum of 50 employees. Staff feels the 54 parking spaces as proposed is adequate to serve the site. The applicant has indicated building signage will be consistent with signage allowed in Industrial Zones. Building signage is allowed with a maximum of ten (10) percent of the façade area abutting a public street. A single ground sign ten December 16, 2010 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-7854-C 7 (10) feet by ten (10) feet is proposed within the front yard landscaped area along Remington Cove. Staff is supportive of the request. The request includes the allowance of a clinic as well as I-1 uses as allowable uses for the site. Staff does not feel the addition of a clinic as an allowable use for the property will adversely impact the area. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Barry Williams of Crafton, Tull and Sparks was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 13 FILE NO.: Z-8610 NAME: McDonald’s USA Short-form PD-C LOCATION: Located at 104 South University Avenue DEVELOPER: McDonald’s USA, LLC 3850 North Causeway Boulevard, Suite 1200 Metairie, LA 70602 ENGINEER: Lee Morris, PE Adams Engineering 910 South Kimball Avenue Southlake, TX 76092 AREA: .9279 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Commercial District Uses PROPOSED ZONING: PCD PROPOSED USE: Restaurant – Mid-town Design Overlay District VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated November 29, 2010, requesting deferral of this item to the January 27, 2011, public hearing. The applicant has indicated the deferral request is necessary to allow completion of the traffic study and allow staff sufficient time to review the contents of the study. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Randy Frazier was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated November 29, 2010, requesting a deferral of the item to the January 27, December 16, 2010 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8610 2 2011, public hearing. Staff stated the applicant had indicated the deferral request was necessary to allow completion of the requested traffic study and allow staff sufficient time to review the contents of the study. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 14 FILE NO.: Z-8611 NAME: Rowan Cantrell Road Short-form PCD LOCATION: Located on the southeast corner of Cantrell Road and Woodland Heights Road DEVELOPER: Rowan Development LLC 10520 West Markham Street Little Rock, AR 72205 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 1.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office and Commercial VARIANCES/WAIVERS REQUESTED: A variance from the City’s Land Alteration Ordinance to allow an increased wall height along the southwestern perimeter of the site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of a 1.47 acre tract at the corner of Cantrell Road and Woodlands Heights Road from R-2, Single-family to PCD. The applicant desires to construct a two (2) story office/retail building on the site. The first or ground floor would provide commercial retail space with C-3, General Commercial District uses (including a potential restaurant user). The second floor space would be for office use. The building would be 14,784 square feet with 7,392 square feet per floor. The site plan indicates access from Woodlands December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 2 Heights Road and Cantrell Road. The site plan indicates right of way dedication on both streets as required by the Master Street Plan. The site falls approximately 25-feet from the south to the north which will necessitate the construction of a series of retaining walls to accommodate the building and driveway from Woodland Heights Road. The ground floor elevation will be approximately 516.0 feet. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow the wall height to exceed the 15-foot typical maximum height allowed. The site will provide 61 parking spaces. A dumpster will be located on the site. The hours of service will be limited to daylight hours. B. EXISTING CONDITIONS: The site is located on the south side of Cantrell Road at the intersection of Cantrell Road and Woodlands Heights Road. The property is heavily wooded and contains a single-family home. The property to the east is an office building with a drive-through banking facility. West of the site is a convenience store with a fast food restaurant. Further west is a shopping center. North and south of the site are office uses including additional banking facilities and medical offices. Further south of the site is Christ the King Church and school. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Pleasant Valley Property Owners Association and the Walton Heights Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Woodland Heights Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 30 foot radial dedication of right-of-way is required at the intersection of Woodland Heights Road and Cantrell Road. December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 3 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Woodland Heights Road including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from the centerline. Back of sidewalk should be placed at property line. 5. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5-foot sidewalk with the planned development. The curb and gutter location adjacent to the property to the east of the subject property should be extended to Woodland Heights Road. Back of sidewalk should be placed at property line. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 15. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine if addition public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter 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. A CIC for the 12-inch main in Cantrell Road applies to all connections to the main in Cantrell Road. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 5 CATA: The site is located along CATA Bus Route #25 – the Highway 10 Express Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from R-2 to PCD. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the River Mountain Neighborhood Plan, but the plan does not address this issue. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Woodland Heights Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. The proposed green space around the sites entirety is less than the 25-feet average width required by the Highway 10 Overlay District Ordinance. 3. The Highway 10 Overlay District requires a forty foot (40’) wide landscape strip along Arkansas Highway 10. 4. Areas set aside for buffer and landscaping appear to meet with the landscape ordinance. December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 6 G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) Mr. Frank Riggins of Crafton Tull and Sparks was present representing the request. Staff presented an overview of the development stating there were a number of technical issues in need of addressing prior to the Commission acting on the request. Staff stated the site was located within the Highway 10 DOD which required a minimum landscape strip of 40-feet along Cantrell Road and 25-feet on the remaining site’s perimeters. Staff also stated the DOD required a minimum building setback of 100-feet from Cantrell Road. Staff stated the site plan was not meeting these minimum requirements. Staff also requested the applicant define the proposed uses for the site. Public Works comments were addressed. Staff stated a dedication of right of way was required on both Cantrell Road and Woodland Heights Road. Staff also stated street construction on Cantrell Road was required at the time of development. Staff questioned if retaining walls would exceed 15-feet in height. Staff also stated a grading permit would be required at the time of development. Landscaping comments were addressed. Staff stated the site development was to comply with the minimum standards of the Highway 10 DOD, the Zoning and Buffer Ordinance and the Landscape Ordinance. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing issues raised at the November 24, 2010, Subdivision Committee meeting. The revised plan has decreased the size of the building, increased the landscaped areas and indicated the building with a 100-foot setback from Cantrell Road. The request includes the allowance of O-2, Office and Institutional and C-3, General Commercial uses as allowable uses. The applicant has indicated the O-2, Office and Institutional uses will occupy the upper floor. The building is proposed containing 14,784 square feet with a building footprint of 7,392 square feet. The building is proposed two stories with a maximum building height of 30-feet. The site plan indicates the placement of 61 parking spaces. The parking typically required for a mixed use development would be 65 parking spaces based on one parking space per 225 square feet of gross floor area. Staff does not feel the four lesser parking spaces will significantly impact the development. Staff is supportive of the parking as proposed. December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 7 The applicant is proposing the placement of a single ground sign within the front yard landscape area. The sign as proposed does comply with the Highway 10 Design Overlay standards for a single business. The Overlay allows for a maximum sign height of six (6) feet and a maximum sign area of seventy-two (72) square feet. Building signage is proposed as allowed in commercial zones or a maximum of ten (10) percent of the façade area. The Highway 10 Design Overlay District regulates building setbacks and landscaped areas. The Overlay states the front setback is to be 100-feet with a 40-foot rear yard setback and 30-foot side yard setback. The building setbacks as proposed comply with typical ordinance standards. The Overlay requires the placement of a 40-foot front yard landscape area and the remaining perimeters are to be 25-feet. The Overlay allows street buffers to be reduced to seven (7) feet when adjacent to lands zoned commercially, Woodlands Heights Road. The landscape ordinance requires the placement of a nine (9) foot landscape strip adjacent to paved areas. The Overlay states trees are to be planted or existing at least every twenty feet and have a minimum of two inches in diameter when measured twelve inches from the ground at time of planting. The site plan indicates the placement of a thirty (30) foot landscape strip within the front yard setback and a fifteen (15) foot landscape strip on the remaining perimeters. The applicant has indicated due to the size of the lot the reduced landscape strips are necessary to allow the site to develop. Within the front yard and along Woodlands Heights Road a berm 42 inches above finished grade will be constructed. Within the landscaped area four (4) inch caliper deciduous trees will be planted 30-feet on center. Within the eastern and southern perimeters six to (6) eight (8) foot tall evergreen trees will be planted fifteen (15) foot on center. The site plan indicates the placement of a retaining wall along the southern perimeter of the site. The wall is proposed with a maximum height of sixteen (16) feet and will step down from west to east. The Land Alteration Ordinance typically does not allow wall heights to exceed fifteen (15) feet. The wall height as proposed will require a variance from the Land Alteration Ordinance. Staff is supportive of the variance request. Although there are variations from the typical standards of the Highway 10 Design Overlay District staff is supportive of the request. The site is a small site with a significant change in elevation from north to south. In addition the applicant is being required to dedicate 15-feet of right of way to meet the Master Street Plan requirement for an arterial streets and an additional 15-feet of right of way to allow for the addition of a third lane at some point in the future. Based on the applicant’s plan to increase the size of plantings and the number of plantings December 16, 2010 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8611 8 within the landscaped areas staff feels this will visually enhance the site and minimize any impact of a lesser planting strip. The site plan also indicates the placement of a berm along Cantrell Road and along Woodland Heights Road which staff feels will also enhance the appearance of the landscaped areas on the site. There have been developments within this immediate area that have developed with perimeter landscape strips less than the typical requirement of the DOD and these development do not seam to have impacted the visual appearance of the corridor. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the use of the property and the development as proposed is appropriate for this site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the landscape strips and buffers as indicated on the site plan. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. Frank Riggins of Crafton, Tull and Sparks was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the landscape strips and buffers as indicated on the site plan. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 15 FILE NO.: Z-8612 NAME: Lombardi Short-form PD-R LOCATION: Located at 119 Crystal Court DEVELOPER: Donna Lombardi 119 Crystal Court Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family residential – Reduced side yard setback – Hillcrest DOD VARIANCES/WAIVERS REQUESTED: None requested A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R-2, Single-family to PD-R to allow the left side yard setback to be reduced. The porch is existing and is located 3.2-feet from the property line. The applicant is requesting to enclose the porch in a sunroom like fashion. The windows will match the existing windows on the remainder of the home and the surface areas will be finished with stucco/trim to match the existing house. The home is located within the Hillcrest Design Overlay District. The DOD states if for any reason, property that cannot be developed without violating the standards of the DOD are to be reviewed through the planned zoning district December 16, 2010 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8612 2 (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. B. EXISTING CONDITIONS: The neighborhood sits between West Markham and Lee Streets just west of the Kavanaugh Boulevard/West Markham Street intersection. The street appears to contain single-family homes. The homes were constructed with little side yard separation between the homes. Within the immediate area there are a number of homes which have enclosed their porches in a similar manner as being requested by the applicant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. December 16, 2010 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8612 3 CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning for a Planned Development Residential. This area is covered by the Heights Neighborhood Plan. The Zoning Goal states: “Require all non-residential development to submit a PZD for zoning changes. We do not support any zoning changes that are in conflict with the Future Land Use Plan. Any change must be consistent with the character of the neighborhood.” Master Street Plan: Crystal Court is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the request in need of addressing raised at the November 24, 2010, Subdivision Committee meeting. The applicant is requesting a rezoning of the site from R-2, Single-family to PD-R to allow the left side yard setback to be less than the five (5) foot typically required per the zoning district. There is an existing porch located 3.2-feet from the property line along the northern face of the house. The request is to enclose the porch with windows in a sunroom like fashion with the area to be heated and cooled and the area will become a part of the livable area of the home. According to the applicant the windows will match the existing windows on the December 16, 2010 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8612 4 remainder of the home and the surface areas will be finished with stucco/trim to match the existing house. The home is located within the Hillcrest Design Overlay District. The DOD states if for any reason, property that cannot be developed without violating the standards of the DOD are to be reviewed through the planned zoning district (PZD) section of the zoning ordinance, with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. Since the northern side yard setback will not meet the typical ordinance standard a rezoning is required to allow the porch to be enclosed. All other aspects of the DOD are being complied with. Staff is supportive of the request. There are other homes located on the street with similar encroachments and the porches were previously enclosed. These enclosures do not appear to have impacted the adjacent homes or the area. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Ms. Donna Lombardi was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 16 FILE NO.: Z-8613 NAME: Pearlstein Short-form PD-R LOCATION: Located at 120 – 122 Rice Street and 2516 West 2nd Street DEVELOPER: David Pearlstein Pearl LLC P.O. Box 5010 North Little Rock, AR 72119 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.309 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family District ALLOWED USES: One and Two family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family – creation of three single-family lots VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On September 27, 2010, the Little Rock Zoning Board of Adjustment approved a variance request to allow a fence ranging in height from four feet (4’) to seven feet eight inches (7’8”) located within the setback along Rice and West 2nd Streets for the home located at 122 Rice Street. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is currently two parcels containing three residences. The applicant is requesting to replat the lots to allow for each of the homes to stand alone on individual lots to allow for future sale of each of the residences to individual December 16, 2010 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8613 2 property owners. Lot 8, Block 4 Capitol View Addition contains the two residences. This lot will be subdivided to allow the home facing Rice Street to be located on a lots with a 50-foot width and a 100-foot depth. The home located facing West 2nd Street will have a 36.82-foot lot width and a depth of 49.94-feet. In addition a portion of the adjacent lot, Lot 7, Block 4, Capitol View Addition, will be combined with this lot to allow for additional rear yard area. This is a 22.93 foot to be combined with this lot for the rear yard of the home fronting West 2nd Street for an overall lot depth of 72.87 feet. B. EXISTING CONDITIONS: The immediate area appears to be single-family homes located on individual lots. Within the area there is a scattering of duplex and triplex units. There is a large multi-family development located to the east on West 2nd and West Markham Streets. Within this area the majority of the properties are zoned R-3, Single- family. This property and the property to the east are zoned R-4, Two-family District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Capitol View Stifft Station 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 Rice Street and West 2nd Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. December 16, 2010 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8613 3 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning for a Planned Development Residential. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the Capitol View Stifft Station Neighborhood Plan. The Private Investment Goal states: “Promote private investment in the neighborhood.” Master Street Plan: Rice Street and West 2nd Street are Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was present. Staff presented an overview of the request stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated if any accessory structures or fencing would be allowed these items were to be shown on the site plan. December 16, 2010 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8613 4 Public Works comments were addressed. Staff stated a radial dedication was required at the intersection of Rice and West 2nd Streets. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the November 24, 2010, Subdivision committee meeting. The revised plan indicates the placement of perimeter fencing as well as the potential for future covered parking areas. The applicant has indicated a radial dedication will be made to the City at the time of final platting of the proposed lots. The property is currently two parcels containing three residences. The request is rezoning from R-4, Two-family district to PD-R allow the creation of three (3) lots to separate the homes and allow for each of the homes to stand alone on individual lots. Lot 8, Block 4 Capitol View Addition contains two (2) residences. This lot will be subdivided to allow the home facing Rice Street to be located on a lot with a 50-foot width and a 99.5-foot depth containing 4,975 square feet. The home on the rear of the lot facing West 2nd Street will have a 35.5-foot lot width and a depth of 72.87-feet containing a lot area of 2,586 square feet. (A portion of the adjacent lot, Lot 7, Block 4, Capitol View Addition, will be combined with this lot to allow for additional rear yard area.) The remaining lot located at 120 Rice Street will have an overall depth of 99.5 feet along the southern property line and a lot width of 50-feet at the street. The lot is proposed containing 5,935 square feet. Staff is supportive of the request. There will not be any changes to the appearance of the site only the addition of a lot to allow for the individual sale of each of the homes. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. December 16, 2010 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-8613 5 PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) Mr. David Pearlstein was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 17 FILE NO.: Z-8614 NAME: Islamic Center Short-form PCD located at LOCATION: 1717 Wright Avenue DEVELOPER: Islamic Center c/o Muhammad Rashud 1717 Wright Avenue Little Rock, AR 72204 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.59 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Retail Uses PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District – Add outdoor sales of merchandise VARIANCES/WAIVERS REQUESTED: None requested. The applicant failed to respond to comments raised at the November 24, 2010, Subdivision Committee meeting. Staff recommends deferral of this item to the January 27, 2011, public hearing. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to respond to comments raised at the November 24, 2010, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the January 27, 2011, public hearing. December 16, 2010 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8614 2 There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 18 FILE NO.: Z-8615 NAME: Arkansas Museum of Discovery Short-form PCD LOCATION: Located at 500 President Clinton Avenue DEVELOPER: Arkansas Museum of Discovery c/o AMR Architects 201 East Markham Street, Suite 150 Little Rock, AR 72201 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.21 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District ALLOWED USES: Residential, Office, Commercial – all indoors PROPOSED ZONING: PCD PROPOSED USE: Museum – Signage – located in the River Market Design Overlay District VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposal is for the enclosure of the loading dock area with signage and landscaping at the Arkansas Museum of Discovery. The enclosed area will be used for the primary entrance to the Arkansas Museum of Discovery and a gift shop. The addition will be one story and utilize the existing roof over the loading dock. A sidewalk will be replaced in front of the addition as well as the addition of street trees. There is one sign proposed for the museum on the awning. The building will feature brick “fins” – walls of brick that are perpendicular to the street – built with brick that will match the buff brick of the Terminal Building. The December 16, 2010 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8615 2 fins are located within the property and not in the right of way. A curtain wall of glass will be inset 3’-5” from the front of the fin. The east elevation of the building will feature an aluminum composite panel wall system for the additional space. The nine (9) pane large window in the elevation will be set in an angled bay arrangement. Awnings will be set into these alcoves and project 2’-0” over the sidewalk. The custom designed awnings will be a 1-1/2” metal grating installed horizontally. At the entrance, the awning will extend seven feet (7’) over the sidewalk for twenty feet (20’) along the sidewalk. Section 36-357(b)(3) states awnings may project no more than five feet (5’) from the building façade. The awning at the entrance is a variation from the typical DOD standard. Part of the awning will be the metal mesh, but the part closest to the building will be of patterned glass to provide rain protection while entering the building. Section 36-357(a)(4) states awnings are to be composed of canvas, vinyl coated canvas, acrylic fabrics or other architectural materials compatible with the building and the district. Currently, the majority of awnings in the district are canvas on a metal frame. This material proposed is compatible with the building, but is a new material to the district. As part of this application, a previously approved sandwich board sign will no longer be used. Also, the large banners and hangers will be removed from the Terminal Building that was also previously approved for the Arkansas Museum of Discovery. A sign being considered is the “Museum of Discovery” sign that is located on top of and below the awning. The sign measures 2’-8” tall (32”) and is about forty-six feet (46’) in length for a total square footage of one hundred twenty-three (123) square feet. Section 36-353(a)(1)(c) states wall signs are to be confined to the flat surface of the building and are not to project more than five (5) inches from the building facade. The sign is proposed on the front edge of the awning which is located three feet five inches (3’5”) from the glass wall façade. Since the sign sits on top of the awning and is not attached to the wall the sign is considered a roof sign. Section 36-543 states roof signs, or any sign that is not mounted on a vertical surface is prohibited in all zoning districts. The sign as proposed does not conform to the typical standards of the DOD or the City’s sign ordinance. Section 36-353(c)(2) states signs shall not exceed one-half (1/2) of a square foot of sign area for each linear foot of primary street building frontage, not exceeding twenty-five (25) square feet per sign. The sign as proposed is approximately five times the permitted size. The sign is proposed internally illuminated. Section 36-353(c)(3) and Section 36-353(a)(2)(f) state internally lit signs are prohibited and when signs are externally lit, they are to be illuminated from a concealed source of light or a decorative source that is integral to the design of the sign. December 16, 2010 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8615 3 The sign, as proposed, is a variation from the typical standards of the River Market DOD. There are six changeable fabric banners of approximately 2’ x 7’ that will be attached to the front of the “fins”. These are considered artwork since they will not have the text “Arkansas Museum of Discovery” on the banners. These banners will have an 8’-6” clearance from the sidewalk. Section 36-353(e)(1)(a) states projecting signs are to maintain a nine foot (9’) clearance in all pedestrian walkways and a thirteen foot (13’) clearance over vehicular use areas, i.e. alleys and driveways. Section 36-354 states balconies over the public right of way shall have a minimum clearance of nine (9) feet above the sidewalk. One (1) inch of projection is permitted for each additional inch of clearance above eight (8) feet, provided that no such projection shall exceed a distance of four (4) feet. Banners are not specified with a minimum clearance. There will be a sign on the entrance door indicating hours of operations and forms of payment. This is an informational sign and does not count against the total number of sign nor is reviewed by this committee. The existing curb cut for the loading dock will be removed and replaced with sidewalks to match the River Market typical sidewalk in construction and appearance along with the Tree Planting Strip. The tree grates will match the typical River Market tree grate and the trees will match the Autumn Blaze Red Maples along President Clinton Avenue. The trees are proposed to be placed 40’-0” on center instead of 30’ as prescribed in the ordinance. They are proposing to add three (3) new trees. The spacing between the existing trees as proposed would be forty-five feet (45’) from the existing tree to the west to the first proposed tree, forty feet (40’) between the proposed trees and forty feet (40’) to the existing tree to the east. Section 36-358(c)(1) states trees shall be thirty (30) feet on center and two (2) feet off back of curb. The ordinance would typically require the placement of four (4) trees. The tree spacing as proposed is a variation from the typical standards of the River Market DOD. The irrigation will be modified to have a full circle tree bubbler instead of the four (4) irrigation bubbler heads as required. This is a variation from the typical DOD standard. Section 36-358(d)(1) states irrigation systems are to provide four (4) irrigation bubbler heads per tree well. Drainage under the tree wells will conform to the ordinance. Section 36-359(a)(1) states pedestrian posts and luminaries are to be Antique Lighting "Capitol" Series or pre-approved substitute. In addition to the street December 16, 2010 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8615 4 lighting required by the DOD the applicant is proposing the placement of a bollard manufactured by Lumière, model 1900-IL Aspen series. The existing black steel picketed fence to the east of the building will be removed and replaced with a handrail that will match the architecture of the building and is proposed with a powder coat finish in gray. The variations to the DOD that have the most impact on the District are the tree spacing, and the sign. The streetscape of sidewalk, brick planting strip, trees with tree grates, streetlights and street furniture all contribute the streetscape that is the River Market. The DRC has reviewed the request and has made a recommendation to approve the application as submitted with the condition of adding one River Market streetlight and having a minimum of 8’-6” clearance from the sidewalk to the bottom of the artwork banners that are placed on the fin walls. The project can also install the bollard lights as proposed in addition to the River Market streetlight. The request is to allow items inconsistent with the River Market DOD including signage and the awning projection. The item was not routed to Public Works and the various utility companies for review and comment. B. EXISTING CONDITIONS: The Arkansas Museum of Discovery is located within the River Market District, a commercial and entertainment district. To the north of the Museum is the Arkansas Game and Fish Commission Nature Center and the Arkansas River, South of the site is a hotel and west of the site is Interstate 30 and further west is the President Clinton Library and the head quarters for Heifer International. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the River Market District Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant’s were present representing the request. Staff presented an overview of the request stating there were no outstanding technical issues associated with the development in need of addressing prior to the Commission acting on the request. Staff stated the River Market Design Review Committee had reviewed the request and approved the request based on minor alterations December 16, 2010 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8615 5 to the original submission. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions as indicated by the River Market DRC minute record dated November 9, 2010. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions as indicated by the River Market DRC minute record dated November 9, 2010. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 19 FILE NO.: Z-8616 NAME: Supreme Auto Sales and Detail Shop Short-form PCD LOCATION: Located at 5410 South University Avenue DEVELOPER: Lee T Jordan Supreme Auto Sales 4205 Zion Street Little Rock, AR 72204 SURVEYOR: James Butler 5323 JFK Boulevard North Little Rock, AR 72116 AREA: 1.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Retail – All indoors PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District – Add automotive sales VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from C-3, General Commercial District to PCD to add automotive sales as an allowable use for the site. The site has a history of automotive sales but has not been used for automotive sales within the past six (6) months. There are two buildings located on the site the applicant intends to remodel and use for the business. In addition to automotive sales the applicant will also perform automobile detailing. December 16, 2010 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-8616 2 B. EXISTING CONDITIONS: Only a portion of this site has been used for automobiles sales in the past. The remainder of the site is wooded. This area of South University Avenue has a number of retail, office and automobile related uses. The property to the north is currently being used as an automobiles sales lot as is property located to the east, across South University Avenue. South of the site is a hotel and church. Further north of the site is a City of Little Rock Fire Station. Northwest of the site are single-family homes accessed from 83rd Avenue. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Geyer Springs Neighborhood Association, the Meadowcliff Brookwood Neighborhood Association, the South Brookwood Ponderosa Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The driveway off University Avenue should be concrete aprons per City Ordinance. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections December 16, 2010 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-8616 3 including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Routes #17 – the Mabelvale-Downtown Route and #17A – the Mabelvale-UALR Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 to Planned Commercial Development. This area is covered by the 65th Street West Neighborhood Plan. The Land Use and Zoning Goal states: “Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future land Use Plan or in areas currently zoned for non residential and multi family uses.” Master Street Plan: South University Avenue is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on South University since it is a Principal Arterial. The street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. December 16, 2010 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-8616 4 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Proposed parking and circulation of vehicular traffic needs to be shown on the plan for a full review of the project. 3. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 ½ feet in width and 150 square feet in area. Proposed plan does not reflect any interior islands. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (November 24, 2010) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues in need of addressing related to the site plan. Staff requested the applicant provide the days and hours of operation for the business, the number of employees and details of any proposed fencing. Staff also requested the applicant provide the parking layout on the site. Public Works comments were addressed. Staff stated the drive from South University Avenue was to be concrete aprons per City Ordinance. Staff also stated permits would be required for improvements within the State Highway right of way. Landscaping comments were addressed. Staff stated the proposed parking and circulation of vehicular traffic should be shown on the plan. Staff also stated any new development of the site would require compliance with the City’s Landscape and Buffer Ordinance requirements. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. December 16, 2010 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-8616 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 site plan to staff addressing the issues raised at the November 24, 2010, Subdivision Committee meeting. The revised plan indicates the parking layout. The applicant has provided staff with a revised cover letter indicating the days and hours of operation and the number of employees. The applicant is requesting a rezoning from C-3, General Commercial District to PCD to add automotive sales as an allowable use for the site. The site has a history of automotive sales but has not been used for automotive sales within the past six (6) months. Ordinance No. 20,288 adopted by the Little Rock Board of Directors on July 6, 2010, outlining procedures for nonconforming site, states any rezoning of property occupied by nonconforming use shall be accomplished only through a planned development process. If the planned development is approved but is not developed the property shall not revert to its former nonconforming use status or be utilized as a nonconforming use. There are two (2) buildings located on the site the applicant intends to remodel. The uses will include automotive sales and automobile detailing. There will be no detailing of vehicles outside the buildings. There are four (4) employees proposed to serve the business. The hours of operation are from 9:00 am to 9:00 pm Monday through Friday and from 9:00 am to 6:00 pm Saturday. No Sunday hours are proposed. The applicant has indicated there will initially be five (5) to ten (10) vehicles with the anticipation that a maximum of fifty (50) vehicles will be for sale. The site plan indicates the placement of twenty (20) parking stalls. At the time the vehicles out number the available parking, the applicant will be required to revise the site plan to add additional parking. No additional paving or building construction is proposed with the current request. The applicant has not indicated any landscaping upgrades to the site. Although the improvements proposed would not likely require additional landscaping improvements to the site, staff feels a landscaping upgrade should be provided with the issuance of a renovation permit and the PCD zoning approval. Otherwise to staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning of the site from C-3, General Commercial District to PCD to allow automobile sales and a detailing shop should not significantly impact the adjoining properties. December 16, 2010 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-8616 6 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends a landscaping upgrade be provided to the site with the issuance of a renovation permit and the PCD zoning approval. Staff recommends at the time the vehicles out number the available parking the applicant revise the site plan to add additional parking. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation a landscaping upgrade be provided to the site with the issuance of a renovation permit and the PCD zoning approval. Staff also presented a recommendation at the time the vehicles out number the available parking the applicant revise the site plan to add additional parking. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. December 16, 2010 ITEM NO.: 20 FILE NO.: Z-4524-F NAME: GCC Addition Lots 3A and 3B Short-form POD Time Extension Request LOCATION: Located at 13000 Cantrell Road DEVELOPER: Kincaid Development Partners 2100 Riverdale Road, Suite 150 Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.95 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: O-2, Office and Institutional Uses PROPOSED ZONING: POD PROPOSED USE: O-2, Office and Institutional Uses – Time Extension Request VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The site was rezoned from MF-12, Multi-family District to O-2, Office and Institutional District on June 1, 1993, by the adoption of Ordinance No. 16,429. A zoning site plan review for the development of three office buildings was approved by the Commission on July 13, 1993. The approval allowed for construction of two (2) office buildings in the first phase connected by a breezeway; one containing 4,612 square feet and the second containing 7,486 square feet. A third building was approved for the Phase II portion of the development. The building was proposed containing 9,480 square feet. Each phase would provide an adequate number of parking spaces. On August 7, 1997, the Little Rock Planning Commission denied a request to rezone the site to Planned Office Development to allow a replat of this lot into two parcels. The December 16, 2010 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-4524-F 2 lots would contain 1.30 acres and 1.65 acres. The previously approved site plan was to serve as the POD site plan. The only reason for the PZD application was to create the substandard size lots per the Highway 10 Design Overlay District. Ordinance No. 19,913 adopted by the Little Rock Board of Directors on February 5, 2008, rezoned the site from O-2, Office and Institutional District to POD. The approval allowed the property to be subdivided into two (2) lots. American Abstract and Title Company was located on Lot 3A adjacent to Cantrell Road. A second building was proposed on Lot 3B directly north of the existing building. The building proposed for Lot 3B contained 8,880 square feet. The site plan indicated the placement of 39 parking spaces. The request included a variation from the Highway 10 Design Overlay District to allow a reduced building setback along the eastern and northern property lines against the cemetery and adjacent to the church parcel and to allow lots less than two (2) acres in size. The final plat for the lots was filed on August 26, 2010. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting approval by the Planning Commission of a time extension for implementation of the previously approved POD. Per Section 36-454(e) the applicant shall have three years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the Planning Commission which may grant one (1) extension of not more than two years. Time extensions shall be applied for by formal written request not less than ninety days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. The developers have indicated they are currently working with several funding sources to secure funds for construction of the new office building. According to the developer construction of the office cannot begin as previously anticipated and within the three years as required by the minimum ordinance standards. As a result, the applicant requests the Commission allow a two-year time extension of the previously approved Planned Zoning Development. B. EXISTING CONDITIONS: The project is located at the intersection of Sam Peck Road and Cantrell Road. Grace Community Church borders the property to the north and Rocky Mountain Cemetery is directly to the east. The site contains an office building accessed from a common access and utility easement serving this office building, a church located to the north and an office building located to the west. The parking December 16, 2010 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-4524-F 3 located along Cantrell Road has been constructed. The area proposed for future development was cleared in the initial construction. There are a number of non-residential uses in the area. The area to the south is a strip center containing a mixture of office and commercial uses. There is also a bank and a multi-story office building located along the western perimeter of the southern site. To the southeast across Sam Peck Road is a POD zoned parcel and a second parcel zoned PDO presently developed as a bank and a mortgage company. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Pankey Community Improvement District, the Piedmont Neighborhood Association and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing were notified of the public hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for a two-year time extension for the proposed development subject to compliance with all previously approved comments and conditions. PLANNING COMMISSION ACTION: (DECEMBER 16, 2010) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request for a two-year time extension for the proposed development subject to compliance with all previously approved comments and conditions. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes 0 noes, 0 absent and 2 open positions. d a w w c}tj LU cl) 0 cm c as Lu ua w oc 11, t;IM 'I LU IMMEMEMEMEME RIMEMEMEMEME ., ice■ �e e� 0 cl) 0 cm c as Lu ua w oc 11, t;IM 'I LU �e e� cl) 0 cm c as Lu ua w oc 11, t;IM 'I LU December 16, 2010 There being no further business before the Commission, the meeting was adjourned at 5:35 p.m. ?It r Da Ch an