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HomeMy WebLinkAboutpc_07 07 2005sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JULY 7, 2005 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being eleven (11) in number. II. Members Present: Pam Adcock Gary Langlais Jeff Yates Robert Stebbins Norm Floyd Mizan Rahman Bill Rector Jerry Meyer Fred Allen, Jr. Darrin Williams Chauncey Taylor Members Absent: None City Attorney: Cindy Dawson III. Approval of the Minutes of the May 26, 2005 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JULY 7, 2005 OLD BUSINESS: A. Dunn Short-form PD-R (Z-7815-A), located at 1406 South Battery Street. B. Two Rivers Harbor Subdivision Preliminary Plat (S-1477), located on the East end of Isbell Lane, West of County Farm Road, North of Two Rivers Park. C. A Land Use Plan Amendment (LU05-20-04) in the Pinnacle Planning District at the Northwest corner of Pinnacle Valley Road and County Farm Road from Single Family to Suburban Office. C.1. Ludwig Complex Long-form POD (Z-7771-A), located on the Northwest corner of County Farm Road and Pinnacle Valley Road. D. Kanis Village Subdivision Preliminary Plat (S-1484), located South of Kanis Road, just East of Michael Drive. E. Viewpointe Office Subdivision Preliminary Plat (S-1485), located North of Cantrell Road, just East of Sam Peck Road. F. A Land Use Plan Amendment (LU05-20-05) in the Pinnacle Planning District at the Northwest corner of Cantrell Road and the entrance to Little Rock Christian Academy from Public Institutional to Mixed Office Commercial. F.1. Highway 10 Development Company Short-form PCD (Z-6079-G), located North of Cantrell Road at the Little Rock Christian Academy entrance. G. A Land Use Plan Amendment (LU05-04-02) in the Heights Hillcrest Planning District in the 5100 Block of A Street from Single Family to Multifamily. G.1. Hillcrest Vista Apartments Revised Short-form PD-R (Z-7350-B), located at 5100 A Street. H. A Land Use Plan Amendment (LU05-12-03) in the 65th Street West Planning District at the Southeast corner of Colonel Glenn Road and Talley Road from Light Industrial to Commercial. H.1. Talley Centre Short-form PCD (Z-7508-A), located on the Southeast corner of Colonel Glenn Road and Talley Road. Agenda, Page Two OLD BUSINESS: (CONT.) I. Fair Hills Circle Short-form PD-R (Z-7837), located on the Southeast corner of West Markham Street and Fairhills Circle. J. Rush Engine DBA Triumph of Arkansas Short-form PCD (Z-7838), located at 4100 South University Avenue. K. Indiana Avenue Revised Short-form PD-R (Z-6090-B), located at 7208 and 7212 Indiana Street. NEW BUSINESS: I. PRELIMINARY PLATS: 1. Fairway Woods Phase VII Preliminary Plat (S-45-A-63), located South of Baseline Road, North of Legends Drive. 2. Oxford Valley Addition Preliminary Plat (S-521-K), located East of Legion Hut Road on Oxford Valley Drive. 3. Chenal Valley Phase 30 and 31 Preliminary Plat (S-867-WWWWW), located on LaMarch Drive, East of Falstone Boulevard. 4. Villa Vista Subdivision Preliminary Plat (S-1339-A), located South of West 36th Street, East of Tudor Drive. 5. Waters Edge Estates Preliminary Plat (S-1428-A), located North of David O’ Dodd Road, East of I-430. 6. Montagne Court Preliminary Plat (S-1344-F), located North of Forest Lane on Montagne Court. 7. Holy Berry Subdivision Preliminary Plat (S-1491), located South of West 22nd Street and West of Walker Street. 8. Griffin Replat of Lot 12A Pine Hill Subdivision (S-1492), located on the Southeast corner of West 24th Street and Walker Street. 9. Lockridge Estates Addition Preliminary Plat (S-1493), located North of Lawson Road, East of Marsh Road. Agenda, Page Three I. PRELIMINARY PLATS: (CONT.) 10. Blankenship Replat Block 7 (S-1494), located South of West 19th Street, West of Leander Street. 11. Pine Circle Addition Preliminary Plat (S-1495), located on Park Avenue, East of Western Hills Avenue. II. SITE PLAN REVIEW: 12. Baptist Health Energy Building Zoning Site Plan Review (Z-2079-H), located on the Northeast corner of Kanis Road and Emergency Drive. III. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS: 13. Marina Cove Office and Condominium Development Short-form POD (Z-3202-E), located at 2228 Cottondale Lane. 14. Southern Automotive Short-form PCD (Z-3960-A), located at 7305 Cantrell Road. 15. HWY 10 Apartments Long-form PD-R (Z-4410-A), located in the 12000 Block of Cantrell Road. 16. Humane Society of Pulaski County Revised Long-form PCD (Z-6165-A), located at 14600 Colonel Glenn Road. 17. View Point Office Development Long-form POD (Z-6240-A), located North of Cantrell Road, East of Sam Peck Road. 18. Pinnacle Creek Revised Short-form PCD (Z-7022-D), located North of Cantrell Road at Taylor Loop Road. 19. Bale Chevrolet Honda Short-form PCD (Z-7622-A), located South of Chenal Parkway, North of Kanis Road and West of Rock Creek. 20. Miracle Development Short-form POD (Z-7783-B), located at 14929 Cantrell Road. 21. Singleton Short-form PCD (Z-7867), located at 4744 and 4754 Springer Boulevard. Agenda, Page Four III. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS: 22. Hood Short-form PD-R (Z-7869), located at 1009 Cross Street. 23. King Mills Estates Long-form PCD (Z-7870), located at 23724 Highway 10. 24. Pinnacle Property Management Short-form PD-R (Z-7871), located at 618 North Buchanan Street. 25. HWY 10 Arvest Bank Short-form POD (Z-7872), located on the Northeast corner of Cantrell Road and Highland Drive. 26. Baptist Occupational Therapy Short-form POD (Z-7873), located at 8808 Byron Street. 27. Fiser Short-form PCD (Z-7874), located on the Northwest corner of Cantrell Road and Manney Road. 28. A Land Use Plan Amendment (LU05-18-01) in the Ellis Mountain Planning District on the south side of Kanis Road between White Road and Asbury Road from Suburban Office and Single Family to Neighborhood Commercial and Low Density Residential. 28.1. Taylor Park Subdivision Long-form POD (Z-7875), located South of Kanis Road, East of Asbury Road. 29. Parrott Bay Pools Short-form PCD (Z-7876), located on the Southwest corner of Sibley Hole Road and I-430. 30. Accord Long-form PCD (Z-7877), located on the Southwest corner of Baseline Road and Sibley Hole Road. 31. A Land Use Plan Amendment (LU05-03-03) in the West Little Rock Planning District on the west side of Watt Street in the 1700 block from Single Family to Low Density Residential. 31.1. Glenn Abbey Court Short-form PD-R (Z-7878), located at 1716 Watt Street. 32. Boyd Short-form PD-R (Z-7879), located in the 600 Block of Rock Street. July 7, 2005 ITEM NO.: A FILE NO.: Z-7815-A NAME: Dunn Short-form PD-R LOCATION: Located at 1406 South Battery Street DEVELOPER: Mr. Albert Dunn 1406 S. Battery Street Little Rock, AR 72202 ENGINEER: Ollen Dee Wilson P.O. Box 604 North Little Rock, AR 72115 AREA: 0.32 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family with a caretakers residence located in the existing structure VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A Conditional Use Permit was filed and withdrawn for the site at the Planning Commission’s April 28, 2005, Public Hearing. The applicant withdrew his request to refile the application as a PD-R request to allow for a combination plat/plan for the site. A. PROPOSAL/REQUEST: The applicant is proposing a rezoning to the site located at 1406 South Battery Street to allow an existing residence to add a residential unit upstairs to serve as a caretaker residence. The applicant has indicated each of unit will have a separate entrance. The applicant is also requesting a revision to the northern lot July 7, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7815-A 2 line of Lot 11 to remove an encroachment from an existing garage. The applicant has indicated a cross access easement from West 14th Street to allow access to the existing garage, which will provide parking for the site. Prior to the existing home being rehabilitated the structure was used as a triplex with one unit downstairs and two studio units upstairs. B. EXISTING CONDITIONS: The site contains an existing single-family home with a garage located behind the home. There are two four-plex units located to the north of the site on the corner of West 14th and Battery Streets. The area contains a mixture of uses including single-family, duplex units and multi-family units. C. NEIGHBORHOOD COMMENTS: The Central High Neighborhood Association, all residents, who could be identified, located within 300-feet of the site and all owners of property located within 200-feet of the site were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident and one phone call indicating opposition. D. ENGINEERING COMMENTS: 1. No comment regarding change of single-family home to a duplex. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if large and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. July 7, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7815-A 3 CATA: CATA Bus Routes are located north of the site at West 12th Street and south of the site at Wright Avenue. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a PD-R (Planned Development -Residential) for the addition of an additional living unit in an existing building on the site. The land use plan in this area is currently under review as part of The Central High Land Use Plan Review. If the PD-R is approved, staff may incorporate the property into the land use plan review. Bicycle Plan: A Class II bikeway is indicated just north of the site on Daisy Bates Drive. A Class II bikeway is located on the street as either a 5’ shoulder or six foot marked bike lane. This application will not affect the bicycle route. Master Street Plan: Battery Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Battery Street may require dedication of right-of-way and may require street and sidewalk improvements. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was present. Staff stated there were no outstanding issues associated with the proposed request. Staff stated the applicant was requesting the conversion of an existing single-family home into a triplex unit to allow two apartment units on the second floor of the home to serve as caretakers residences for the existing homeowner. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the proposed request from the May 5, 2005, Subdivision Committee meeting. The applicant is proposing a rezoning to the site to allow an existing residence to add a unit upstairs to serve July 7, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7815-A 4 as a caretaker residence. Each unit is proposed with a separate entrance to allow privacy to the tenant and the homeowner. Staff is supportive of the applicant’s request. Prior to the existing home being rehabilitated the structure was used as a triplex with one unit downstairs and two studio units upstairs. The site contains three on-site parking spaces. There are two parking spaces in the rear garage and one uncovered spaces will be added. The indicated parking is sufficient to meet the typical minimum parking demand for two units. The applicant is also requesting a revision to the northern lot line of Lot 11 to remove an encroachment from the existing garage. The applicant currently owns both lots but has indicated the possibility of future sale. The northern lot currently houses two four-plex units. The applicant has indicated a cross access easement from West 14th Street to allow access to the existing garage. Staff is supportive of this request. Staff recommends the replat be completed upon approval to resolve this outstanding issue. Staff feels the use of the site should have limited impact on the immediate area. The area contains a mixture of single-family and multi-family units both in duplex and multiple unit buildings. Staff does not feel the conversion of the site to allow a caretakers residence within the existing home will negatively impact the area. Staff would however recommend that one of the units remain an owner occupied unit should the occupancy or ownership change for the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends one of the units remain as an owner occupied unit. Staff recommends the applicant perform a replat of the site upon approval. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. July 7, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7815-A 5 PLANNING COMMISSION ACTION: (JULY 7, 2005) 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. Mr. Sherman Terry addressed the Commission on the merits of the proposed request. He stated he would be living in the upstairs unit as the caretaker for Mr. Dunn. Commissioner Floyd questioned if the applicant would be willing to single meter the site. Mr. Terry stated the reason for the rezoning request was to allow two meters on the site. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 1 no and 0 absent. July 7, 2005 ITEM NO.: B FILE NO.: S-1477 NAME: Two Rivers Harbor Subdivision Preliminary Plat LOCATION: Located on the East end of Isbell Lane, West of County Farm Road, North of Two Rivers Park DEVELOPER: Charles Hinson 24 Isbell Lane Little Rock, AR 72223 ENGINEER: Civil Design Incorporated 15104 Cantrell Road Little Rock, AR 72223 AREA: 9.66 acres NUMBER OF LOTS: 6 FT. NEW STREET: 2563 LF (Private) CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 Variance/Waivers: 1. A variance to allow the development of lots with a private street. 2. A variance to allow a reduced street standard for the private street (14-feet of pavement with no curb). 3. A variance to allow the development of Lots 4 and 5 with a 15-foot front building line. The applicant is working to resolve outstanding issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant submitted a request dated February 16, 2005, requesting the item be deferred to the April 14, 2005, Public Hearing. Staff is supportive of the requested deferral to the April 14, 2005, Public Hearing. July 7, 2005 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1477 2 PLANNING COMMISSION ACTION: (MARCH 3, 2005) Mr. James Dreher of Civil Design was present representing the request. There were no registered objectors present. Staff stated the applicant was working to resolve outstanding issues raised at the February 10, 2005, Subdivision Committee meeting. Staff stated the applicant had submitted a request dated February 16, 2005, requesting the item be deferred to the April 14, 2005, Public Hearing. Staff stated they were supportive of the requested deferral to the April 14, 2005, Public Hearing. There was no further discussion of the item. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant is still working to resolve issues related to concerns raised at the Subdivision Committee meeting held February 10, 2005. Staff recommends this item be deferred to the May 26, 2005, Public Hearing. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was not present representing the request. There were no registered objectors present. Staff stated the applicant was still working to resolve issues related to concerns raised at the Subdivision Committee meeting held February 10, 2005. Staff presented a recommendation the item be deferred to the May 26, 2005, Public Hearing. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has indicated the flood study has been completed and approval has been received from the Arkansas Department of Health concerning the wastewater collection and treatment system. Staff has not had time to review this information and request the item be deferred to the July 7, 2005, Public Hearing. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. Staff stated the applicant had indicated the flood study had been completed and approval had been July 7, 2005 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1477 3 received from the Arkansas Department of Health concerning the wastewater collection and treatment system. Staff stated they had not had time to review the information and request the item be deferred to the July 7, 2005, Public Hearing. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Pulaski County has indicated they need additional time to review the provided flood study. Staff is requesting this item be deferred to the August 18, 2005, public hearing. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral. Staff stated Pulaski County had indicated they need additional time to review the provided flood study. Staff stated the deferral request was to the July 21, 2005, public hearing. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: C FILE NO.: LU05-20-04 Name: Land Use Plan Amendment - Pinnacle Planning District Location: Northwest Corner of Pinnacle Valley and County Farm Roads Request: Single Family to Suburban Office Source: Gene Ludwig, White-Daters, Inc PROPOSAL / REQUEST: Land Use Plan amendment in the Pinnacle Planning District from Single Family to Suburban Office. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility . A Planned Zoning District is required. Staff is not expanding the application since the land Use Plan in this area was reviewed within the last two months. EXISTING LAND USE AND ZONING: The property is located in the city’s extraterritorial zoning jurisdiction, undeveloped, zoned AF (Agriculture and Forestry District), and is 4 acres ± in size. R-2 (Single Family District) and AF land represents a majority of the land zoned around this property, and is developed with several single family homes and ranches on large, rural, lots. Less than a mile north on Pinnacle Valley Road at the intersection of Beck Road is an area zoned C-1 that was a law office but is now a burned out structure. Further north is a more dense housing pattern consisting of several single family homes fronting Pinnacle Valley Road near the entrance to Maumelle Park on R-2 land. West of Maumelle Park and adjacent to the Arkansas River is an area of land zoned C-3 (General Commercial District) and MF-12 (Multifamily District) for the Little Rock Yacht Club. Immediately south of the property is a single family home with a CUP (Conditional Use Permit) for operation of a guest house. About a half mile southeast of the property and on the opposite side of the Little Maumelle River is land shown as R-5 (Urban residence District) developing with large lot single family homes surrounded by land mostly vacant R-2 zoned land. Immediately southwest of the property is undeveloped land zoned R-2 followed by OS (Open Space District) representing the Little Maumelle River floodway and additional AF lands. Also southwest of the property is a recently constructed group of fourplexes zoned PRD (Planned Residential Development). West and northwest of the property lies a large amount AF and R-2 lightly developed with several farms, ranches, and homes on large lots. July 7, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU05-20-04 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: No Land Use Plan amendments have been approved within the last five years within a 1-mile radius of the application area. Recently (January 20, 2005) the applicant’s property was the subject of a Land Use Plan amendment encompassing a larger land area for a change from Single Family to Mixed Use. That application was denied at the January 20, 2005 Planning Commission Hearing. The applicant’s property is located in an area shown as Single Family at the intersection of pinnacle Valley Road and County Farm Road and is surrounded by land shown as Single Family with an area shown as Park/Open Space immediately west of the property recognizing the Little Maumelle River and its floodway. Northwest of the property is a small area shown as Commercial at the Northwest corner of Beck and Pinnacle Valley Roads. MASTER STREET PLAN: Pinnacle Valley Road is shown as a Minor Arterial on the Master Street Plan and County Farm Road is shown as a Collector. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area and the primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Pinnacle Valley Road has special design standards north of County Farm Road that call for a 32 foot wide paved area that includes two traffic lanes and two six foot shoulders. Also required area two foot green shoulders and with a ten foot utility corridor and open drainage ditches. These streets will require dedication of right-of-way and will require street improvements. The intersection of Pinnacle Valley and County Farm Roads is currently a 90 degree intersection. Any improvements to the intersection should enhance the through movement of Pinnacle Valley Road. A Class III bikeway is shown on Pinnacle Valley Road and County Farm 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. PARKS: Less than a mile north of the property is the Corps of Engineers Maumelle Park. Maumelle Park is 100 acres ± in size and located on the banks of the Arkansas July 7, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU05-20-04 3 River. Also nearby is Pinnacle Mountain State Park which attracts many visitors daily. The City and County jointly operate the lightly developed Two Rivers Park approximately two and a half miles east of the application. The level topography and rurally developed land in the area has made this area a popular for bicyclists whose destinations are these parks and the rural countryside. Less than a quarter mile north of this property is a proposed Sports Complex that has been approved by the Planning Commission. This sports complex would be a private sports facility. The decision has been appealed to the Board of Directors by local residents. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: The area is in the city’s extraterritorial planning jurisdiction and generally characterized by a scattering of single family homes on large lots and an abundance of undeveloped land and pasture land. This land was part of a Land Use Plan amendment in January of 2005. That application (LU05-20-01) was requesting a change from Single Family to Mixed use and represented approximately 35 acres in the area. This application is of smaller size (5 acres ±) and less intense use. That first proposal would have potentially allowed commercial, office, and multifamily development on the property. The new application will only allow for the office component and only allow for it in a much smaller location. Staff has concerns about the potential problems associated with addition of an office use to an area were city sewer service is not available. With this area being about five acres in size and not adjacent to the city limits annexation is not immanent. Any sewer for an Office use would require a septic system. The septic requirement could keep development at the intersection at a minimum. If annexed in the future, the area could support more intense uses city sewer service could be a possibility However, even if the Little Maumelle Sewer Treatment Plant is built nearby it is would be hard to provide service to the north side of the Little Maumelle River because it would require pumping and crossing the river. July 7, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU05-20-04 4 The property in question is low in elevation and is located in the 100 year flood plain for both the Little Maumelle and Arkansas Rivers. FEMA’s Flood Insurance Rate Maps Map indicate that this property is in the A12 Flood Zone which characterize the area as an “area of 100-year flood, base flood elevations, and flood hazards are determined.” The Future Land Use Plan has shown the property and surrounding property as Single Family and Park Open Space mainly to recognize existing conditions and partially because of the elevated flood risk for the area. The Little Maumelle River floodplain extends west of Pinnacle Valley Road all the way to the Little Maumelle River. Approximately one quarter mile west of the County Farm and Pinnacle Valley Road intersection is out of the floodplain. A change to Suburban Office in this area could result in dense and higher dollar value development, increasing the amount of monetary property damage in the event of a flood. A change to the Suburban Office category would require a review of the development on this property through the PZD (Planned Zoning District) process which could minimize effects to neighboring properties, assure scale and massing that would be compatible with adjacent properties, and address potential floodplain issues. The area surrounding the property has an abundance of park acreage. Combined the Corps of Engineers Maumelle Park, and the city and county Two Rivers Park contain almost 370 acres of parkland. Furthermore, about three miles northwest of the site is Pinnacle Mountain State Park, approximately 2000 acres in size. The rural character and collection of large parks in the area attracts numerous visitors to the area for recreational activities. This property is adjacent to a popular recreational bicycle loop that accesses Pinnacle Mountain State Park via Pinnacle Valley Road. Addition of increased use intensity at the intersection could lead to increased traffic potentially harming bicycles on the Pinnacle Valley Road bicycle route. This change could also spur an expansion of higher intensity uses which might create a decline in the area’s rural and park- like nature. Southwest and south of the property, and on the opposite side of the Little Maumelle River, areas shown as Single Family and Low Density Residential have been developing with single family homes, higher density homes, and several fourplexes. Primarily the development has been occurring on Rummel Road and near Pinnacle Valley Road. These developments have all been on the south of the railroad tracks and on the opposite side of the Little Maumelle River. Part of the reason for the development southwest of the property is because of the difficulty of running sewer lines across the railroad and river. In the west Little Rock higher intensity areas are shown at improved Arterial intersections or adjacent to Arterials. In this case Pinnacle Valley Road and County Farm Road are unimproved Minor Arterials and Collectors, respectively. July 7, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU05-20-04 5 With this property being cornered by a minor arterial on two sides it is consistent with its placement. In order for this to be a fully functional area of high intensity uses, road improvements would be necessary, including increased turning radii at the intersection. Currently Pulaski County is in the final planning stages of improving and realigning the Pinnacle Valley Road Cantrell Road intersection. Preliminary designs have been developed to improve Pinnacle Valley Road north from Cantrell to the City Limits but no funding is currently available for the road improvements beyond those at the intersection. These improvements may be a catalyst for development along Pinnacle Valley Road. At the present time the Pinnacle Valley area is developed in a rural fashion. Addition of Suburban Office to the area could result in denser development not compatible with adjacent land uses. Most importantly the Suburban Office category could allow for office complexes that are focused on a regional market, not a local market. Since Pinnacle Valley Road has special design standards north of County Farm Road any type of intensification in the area might not be appropriate. The Suburban Office category could increase non-local vehicles in the area and create unnecessary traffic which could reduce the rural quality of the area. use in the area should be in keeping with the rural and recreational nature of the general vicinity. Introduction of new uses with their differing traffic patterns and other needs would add demands to the area which it may not be able to meet or handle. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Walton Heights- Candlewood Neighborhood Association and River Valley Property Owners Association. Staff has received two comments from area residents. None are in support of the application. STAFF RECOMMENDATIONS: Staff believes the change not appropriate because intensification of the area is premature and infrastructure in the area is lacking. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The item was placed on the consent agenda for deferral. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU05-20-04 6 STAFF UPDATE: The applicant has revised his site plan which has resulted in a different location of a proposed office complex. The new location places the office uses further from the intersection of County Farm and Pinnacle Valley Roads resulting in a larger area (approximately 24 acres) proposed for change to Suburban Office. Staff still has concerns that a Suburban Office designation may not be in character with the surrounding rural area. A change to Suburban Office could result in construction of more intense office uses or office parks at this site. The floodplain issues and sewer issues still remain, and Staff does see how adding additional area as suburban office will resolve any of those issues. Additional area being shown as Suburban Office could increase the amount of developed and paved area at the location possibly increasing runoff to adjacent properties or the Little Maumelle River. Showing additional Suburban Office at the intersection could result in requests for more office zoning resulting in additional area traffic, additional businesses utilizing septic systems, and greater non- residential use. While the current zoning proposal is for one office on a small part the area, the Land Use change is for a large area which could result in more development in the future. Staff still believes that the change is not appropriate because the new proposal would add the potential for additional office uses in a rural area. PLANNING COMMISSION ACTION: (MAY 26, 2005) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made a presentation of item E.1 so the discussion could coincide with the discussion for item E. Gene Ludwig, the applicant spoke in favor of the zoning application and stated that his zoning application was more important to him than the Future Land Use Plan application. He continued that he did not care if the land use plan was changed. Several citizens and neighbors spoke in opposition to the zoning application. See item E.1 for a complete discussion concerning the Ludwig Long Form Planned Office Development. A motion to defer item E and E.1 to the July 7, 2005 meeting and was approved with a vote of 9 ayes, 2 noes, and 0 absent. July 7, 2005 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU05-20-04 7 STAFF UPDATE: Before the last hearing, the site plan was revised resulting in the office building being in the center of the POD. The new site plan did not match the proposed area proposed for a land use plan change. As a result, the applicant has changed this application to request the entirety of the POD be changed to Suburban Office. Staff still believes the change is not appropriate. PLANNING COMMISSION ACTION: (JULY 7, 2005) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made a presentation of item C.1 so the discussion could coincide with the discussion for item C. See item C.1 for a complete discussion concerning the Ludwig Complex Long Form Planned Office Development. Eight speakers spoke concerning the zoning action, but none referenced the Future Land Use Plan. A motion was made to defer item C and C.1 to the August 18, 2005 meeting and was approved with a vote of 9 ayes, 2 noes, and 0 absent. July 7, 2005 ITEM NO.: C.1 FILE NO.: Z-7771-A NAME: Ludwig Complex Long-form POD LOCATION: Located on the Northwest corner of County Farm Road and Pinnacle Valley Road DEVELOPER: Gene Ludwig 8501 Pinnacle Valley Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.2 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: AF – Agriculture and Forestry ALLOWED USES: Single-family, Agricultural uses and recreational uses PROPOSED ZONING: POD and R-2, Single-family PROPOSED USE: Single-family and Office VARIANCES/WAIVERS REQUESTED: None requested. 1. A five year deferral of the required street improvements to Pinnacle Valley Road and County Farm Road. BACKGROUND: The Little Rock Planning Commission reviewed and recommended for approval a proposed rezoning to PCD at their January 20, 2005, Public Hearing. The Little Rock Board of Directors denied the request at their February 15, 2005, Public Hearing. The proposal included the development of this 37 acre tract with three proposed uses including a two story law office (9000 square feet), a two story single-family residence (8000 square feet) and two separate garage areas to house a concrete pumper truck business with 18-20 trucks (13,200 total building square footage). The applicant July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 2 proposed the development as a compound with all parking located internally and screened entirely by the buildings and walls. A. PROPOSAL/REQUEST: The applicant is now proposing to rezone the site to POD to allow the development of four acres of this 37 acre tract with office uses and rezone the reminder of the site to R-2, Single-family to be held for future residential use. The applicant has indicated proposed Lot 1 would contain 44,600 square feet of office space in four buildings. The buildings are proposed as two story buildings. The applicant has indicated this would allow him to have his office on the hard corner of Pinnacle Valley Road and County Farm Road with additional speculative office space. The applicant has indicated the architecture of the office lot would be similar to the original application request or the Kentucky Horse Farm Style Architecture with all parking internal to the site. The site plan includes the placement of a single sign eight feet in height and not to exceed 100 square feet of sign area. The site plan also includes the placement of a 30-foot building line adjacent to the roadways. The site plan indicates the site lighting will meet dark skies standards. The applicant is also requesting the rezoning of the remaining 33.78 acres from AF, Agriculture and Forestry to R-2, Single-family. The applicant has indicated the rezoned property will allow for future single-family development. The applicant is not requesting a preliminary plat application for the single-family portion at this time. The applicant is requesting a five year deferral of the required street improvements to the roadways. A proposed Land Use Plan amendment is a separate item on this agenda (LU05-20-04) to change the site from Single-family to Suburban Office. B. EXISTING CONDITIONS: The property is undeveloped and has been used in the past as pasture. The area around the site is rural in nature and contains single-family homes and small farms. Three parks are located in the general vicinity; Two Rivers Park, Maumelle Corps of Engineers Park and Pinnacle Mountain State Park. County Farm Road and Pinnacle Valley Road are two lane roadways with open ditches for drainage. There are no sidewalks in place. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The River Valley Neighborhood Association, the Walton Heights/Candlewood Neighborhood Association, all property owners located within 200-feet of the site and all residents who could be identified located within 300-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Pinnacle Valley and County Farm Road. 3. Provide design of the street conforming to Master Street Plan standard. Construct one-half street improvement to the street, including a five foot sidewalk, with the planned development. Special design standards apply to Pinnacle Valley Road north of County Farm Road consisting of a two lane road with paved shoulders and open ditches. For the east-west leg of Pinnacle Valley Road, add an additional travel lane per standard details. 4. This property is outside the corporate limits, but within the extraterritorial boundary. No grading permit or storm water detention facilities are required by the City. 5. Obtain flood hazard permits from Pulaski County. The minimum Finish Floor elevation is required to be shown on the plat for flood hazard areas. 6. Public Works would support a five year deferral of street construction of the office development site, but not for final platting of the residential lots. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: Easements are required to serve the proposed development. Contact Entergy at 954-5158 for additional information. Center-Point Energy: Approved as submitted. SBC: No comment received. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 4 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Proposed water facilities will be sized to provide adequate pressure and fire protection based on hydraulic modeling to be performed by Central Arkansas Water. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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: Outside the service boundary, submit comments from local volunteer fire department which serves this area. County Planning: 1. A driveway permit should be obtained from Pulaski County Road and Bridge Department (340-6800). 2. A Permit for Development in the Floodplain and an Engineering “No Adverse Impact” Certificate should be obtained from Pulaski County Planning and Development (340-8260). 3. Show all proposed and exiting drainage structures on the proposed site plan. 4. Provide copies of NPDES Permit and Clearing Permit for the County’s records. 5. Indicate owners and uses of adjoining parcels. 6. Show the boundary of the development. 7. Indicate the limits of the floodway in relation to the parcel. 8. Delineate wetland areas; if none exist, so state. 9. Provide construction details for proposed fencing. A variance will be required for the construction of fencing located in the floodplain/floodway. 10. Provide the finished floor elevation for all proposed structures. 11. Provide an erosion control plan. 12. Contact the Corps of Engineers, if you have not done so. 13. Show all building setback lines. 14. The survey must meet minimum standards. 15. Note: “Development shall meet the standards of the City of Little Rock and Pulaski County.” 16. All work in the right-of-way will require a permit from Pulaski County Road and Bridge Department. CATA: The site is not located on a CATA bus route. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 5 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD (Planned Office Development) for four office buildings and a rezoning of AF zoned property to R-2, Single-family. A land use plan amendment for a change to Suburban Office for four acres ± at the northwest corner of Pinnacle Valley and County Farm Roads is a separate item on this agenda (LU05-20-04). The residential element of the development is consistent with the Land Use Plan. Master Street Plan: Pinnacle Valley Road is shown as a Minor Arterial on the Master Street Plan and County Farm Road is shown as a Collector. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area and the primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets will require dedication of right-of-way and will require street improvements. Bicycle Plan: A Class III bikeway is shown on Pinnacle Valley Road and County Farm 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. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: In addition to the proposed interior landscaping, a small amount of building landscaping between the proposed public parking areas and buildings (or in the general areas) will be required. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (March 24, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the site was previously reviewed by the Commission for a commercial compound containing residential, office and concrete pump trucks. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 6 Staff stated the applicant was now requesting the development of an eight lot plat containing residential and office. Staff stated there were additional items necessary to complete the review process and requested Mr. White provide the total square footage of the office in the general notes section of the proposed site plan and provide the proposed building lines for Lots 1 – 7 on the proposed preliminary plat. Staff stated Pinnacle Valley Road was classified as a Minor Arterial on the Master Street Plan, which would typically require a 35-foot building line for residential lots. Staff stated non-residential development would typically require a 45-foot building line when located in the County but within the Planning Boundary. Public Works comments were addressed. Staff stated Pinnacle Valley Road was classified on the Master Street Plan as a minor arterial and a dedication of right-of-way 45-feet from centerline would be required. Staff also stated a 20-foot radial dedication of right-of-way would be required at the intersection of Pinnacle Valley and County Farm Road. Staff requested the applicant provide the design of the street conforming to Master Street Plan standard. Staff stated construction of one-half street improvements, including a five foot sidewalk would be required. Staff noted special design standards applied to Pinnacle Valley Road north of County Farm Road consisting of a two lane road with paved shoulders and open ditches. Staff stated for the east-west leg of Pinnacle Valley Road, an additional travel lane per standard detail was required. Staff stated Public Works would support a five year deferral of street construction related to the office development site, but not for the final platting of the residential lots. Staff noted the property was located outside the corporate limits, but within the extraterritorial boundary and no grading permit or storm water detention facilities were required by the City. Staff stated County comments would apply and noted the applicant would be required to obtain flood hazard permits from Pulaski County prior to development. Staff stated the minimum Finish Floor elevation was required on the plat for flood hazard areas. Landscaping comments were addressed. Staff stated in addition to the proposed interior landscaping, a small amount of building landscaping between the proposed public parking areas and buildings was required. Staff stated a six foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, was required along the northern and western perimeters of the office site. Staff also stated an irrigation system to water landscaped areas would be required. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 24, 2005, Subdivision Committee meeting. The applicant has revised the site plan to remove the residential portion of the request and is now requesting a rezoning of 33.73 acres of the site from AF, Agriculture and Forestry to R-2, Single-family. The applicant is also requesting a POD zoning on the hard corner of Pinnacle Valley Road and County Farm Road to allow 3.48 acres to develop with 44,600 square feet of office space. The site plan includes the placement of a 30-foot building line adjacent to the roadways. The Subdivision Ordinance would typically require a 45-foot building line for properties located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction for non-residential development. The revised site plan indicates required right-of-way dedication per the Master Street Plan. The applicant is however, requesting a five year deferral of the required street improvements to Pinnacle Valley Road. Staff is supportive of the applicant’s request. The area is rural in nature and staff feels the deferral request will have a limited impact on the adjoining properties. The applicant has indicated landscaping will be added to the site to meet current City Code. The applicant has indicated building landscaping will be installed between the building and the public parking areas. The applicant has also indicated screening will be placed along the northern and western property lines with either a wood fence, dense evergreen plantings or a wall. The applicant has indicated irrigation will be provided to water landscaped areas. Staff is not supportive of the proposed development. Staff feels an office use on the site is not appropriate for the area. In addition, staff feels the placement of such a large square footage of office buildings on the site is out of character for the area. Staff stated with the previous application they would support an office use on the property if the use was directly tied to a residential component. The site plan indicates the development of 44,600 square feet of office on this site contained in four office buildings. There is no residential component proposed. The applicant is requesting a rezoning of the remainder of the site to R-2, Single-family to allow for future residential development, independent of the office uses. The applicant has indicated general and professional office uses for the proposed buildings. Staff feels this is an intense office development, which potentially would generate a great deal of traffic to the area. Staff is comfortable in supporting a single user office with a primary residence located on the site. Staff does not feel this would generate the same traffic demand as the proposed development. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 8 I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated April 7, 2005, requesting the item be deferred to the May 26, 2005, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff for consideration. The applicant has indicated the development of the site with 30,000 square feet of office space and 2,000 square feet of residential space. The applicant has indicated the residence will be maintained as a caretaker’s residence or the owner’s home. The applicant has indicated the development will be gated and the overall design is similar to the previous proposal which includes buildings of white with green metal roofs; a style which is compatible with the “Kentucky Horse Farm” theme that has been used by other newer development in the area. Ranch style fencing will enclose the property as a whole as well as line the driveway and encircle the compound. A single driveway will provide access from Pinnacle Valley Road on the north/south leg of the roadway. The applicant is requesting a deferral of street improvements for 5 years or until adjacent development. Staff does not believe it is appropriate to permit an intense office use at this site. Staff previously indicated support of an office/residential development but the support was based on the residential use being the primary use of the site and the office uses as a secondary use. Staff feels the development of this site with 30,000 square feet of office space and intense development for the area. The area is predominately residential and public/quasi-public uses. Staff feels the development of this site with an intense office use will negatively impact the river valley area, which has retained it rural character. Staff does not feel the office use as proposed retains the rural character of the area. Additionally, staff is concerned about the impact of a proposed intense office use that would generate a great deal of traffic on substandard county and city streets. Staff continues to recommend denial of the request. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 9 PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Gene Ludwig addressed the Commission on the merits of his request. He stated he was revising the application reviewed by the Commission at their January 20, 2005, Public Hearing to remove the pumper truck operation from the proposed site plan. He stated the current proposal included the placement of 30,000 square feet of office space and 2,000 square feet of residential space. He stated his desire was to relocate his office to the new site. He stated his previous office was located on the corner of Beck Road and Pinnacle Valley Road and burned. He stated he could not clean the site because there was an insurance claim still pending and until the claim was settled he could not remove the debris from the site. He stated his long-term goal was to add a residence to the site in a separate location. He stated he had worked with staff to minimize their concerns but could not get a number of the square footage they would be comfortable with. He stated staff would not give him a number they felt was appropriate for the development of the site. Ms. Regina Norwood addressed the Commission in opposition of the proposed request. She stated the neighbors were not support of commercialization of the area. She stated she felt staff had made the right decision to not support the request. She stated Mr. Ludwig had a site zoned appropriately for his office and had elected to not rebuild. She stated the proposed development resembled a business complex and not a law office. She stated she felt if the development were approved this would trigger additional rezoning in the area. Ms. Brenda Norwood addressed the Commission in opposition of the proposed request. She stated the site plan had changed from an industrial site to a commercial site. She questioned if the applicant intended to live on the site. She stated Mr. Ludwig had stated he was a friend to the community but she did not feel he was treating the area as a friend would treat a friend. She stated there were three parks in the area which generated a great deal of out of town traffic. She stated the question visitors asked the most was when was the burned building going to be cleaned and replaced. She stated it was important to preserve the City’s green space. Mr. Louie Bianco addressed the Commission in opposition of the proposed request. He stated his home was north of the site and he did not feel the indicated location was appropriate for a commercial development. He stated he felt the former location of Mr. Ludwig’s law office was an appropriate location for a non-residential use and felt he should rebuild on that site. Mr. Bianco stated he had talked to Mr. Aday and in his last conversation Mr. Aday was opposed to the request. He stated if Mr. Ludwig wanted a home and to run has law firm from his home then the residents would not be opposed to the request. July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 10 Mr. Polly Tanner addressed the Commission in opposition of the proposed request. She stated she did not live in the area but did visit the area for recreation. She stated the area was an oasis and did not need to be ruined with commercialization. She stated recently she had heard Bob Whites in the park. She stated after research she found the Bob White population was down by 62 percent due to development. She requested the Commission deny the request. Ms. Nancy Lott addressed the Commission in opposition of the proposed request. She stated Mr. Ludwig should rebuild on the site he owned, which was currently zoned appropriately for a law office. She stated the neighborhood was currently preparing for a spring-cleaning and beautification. She stated the burned building was not a beautiful sight. She questioned why Mr. Ludwig had not removed the debris from the site. She stated she understood insurance claims but the building had burned in September of 2004. Mr. Bryan Dietz addressed the Commission in opposition of the proposed request. He stated the area was a family community and should not become a commercial area. Mr. Tommy Love addressed the Commission in opposition of the proposed request. He stated he wanted to second the previous comments. He stated his home was across from the new building and the proposed development was not appropriate for the area. Mr. Herb Rule addressed the Commission in opposition of the proposed request. He stated a 30,000 square foot building was one-half a city block. He stated the building would hold up to 210 workers. He stated this was not a typical law office. He stated the logical response was the development was not appropriate for the area. He stated if the Commission felt a change was necessary then they should review the Land Use Plan to determine where changes were necessary. He stated it was rare to find a delta area in such close proximity to an urban area. Mr. Ludwig stated he did intend to clean the site but was waiting until all claims were settled. He stated he did own other property in the area but the indicated location was the most desirable location for an office use. He stated his design plan was similar to current development patterns in the area. He stated there was more opposition to the previously approved sports complex than to his current request. He stated he was willing to limit the number of proposed signs. He requested guidance from the Commission concerning the total square footage that would be acceptable. There was a general discussion concerning the proposed development and the total square footage. The Commissioners indicated the proposed square footage of the office in relation to the proposed residential square footage was not consistent. The Commission stated the previous proposal included the development of an 8000 square foot residence and a 9000 square foot office building. Mr. Ludwig questioned if the Commission would be willing to allow the residence on a separate location on the site at a later date. The Commissioners stated staff’s concerns were that the development July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 11 proposed was an office development and not a mixed-use development with the office and residence complimenting each other. It was stated with the current proposal the development appeared to be an office development with the residence secondary. Mr. Ludwig indicated the allowable uses under AF zoned property. He stated a golf course, day camp, swimming pool were all allowable by right. He stated one proposal included the development of several five-acre lots. Mr. Ludwig stated his proposed use was not as intense as one of the by-right uses. He stated the current request included the development of 30,000 square feet of office space. He questioned if 20,000 square feet of office space was acceptable to the Commission. The Commission indicated the previous proposal included uses that complimented each other. It was stated if Mr. Ludwig proposed the construction of an equal residences then the development would not be out of character. There was a general discussion concerning the proposed development and the character of the development. It was indicated the proposed development was out of character with the area. Mr. Ludwig requested a deferral of his request to meet with staff to address their concerns. A motion was made to defer the applicant’s request to the July 7, 2005, Public Hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) Mr. Joe White and Mr. Gene Ludwig were present representing the request. There were registered objectors present. Staff presented the item indicating the applicant had revise the plan to include the development of a 9,000 square foot office building and an 8,000 square foot residence. Staff stated they were somewhat supportive of the proposed development but there were a few issues related to the proposed development. Staff stated the indicated signage was not given a total height or sign area. Staff stated they would recommend the sign area be limited to signage allowed in office zones or six feet in height and sixty-four square feet in sign area. Staff also questioned the proposed garages. Staff stated the applicant had also indicated attic space to be utilized as storage. Staff stated they were not supportive of allowing the attic space to be finished space only an area for file storage. Staff stated the applicant had not provided a revised site plan. Staff stated the applicant had indicated the building would be located in the same general location as the previous proposal with a reduced building footprint. Mr. Joe White addressed the Commission on the merits of the request. He stated the development was scaled down from the original request. He stated the development would be constructed of an architectural style that would match the neighborhood. He stated with the addition of the garages the total footprint would be 9,000 to 10,000 square feet. Mr. White stated with the reduced total office square footage the parking areas would also be reduced. Mr. White stated the applicant was requesting to be able July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 12 to move the residence away from the law office. He stated the applicant did not want the residence tied to the office. Mr. Hurb Rule addressed the Commission in opposition of the proposed request. He stated he felt the Commission should defer the request to allow staff and the neighborhood time to review the indicated site plan. He stated he felt the applicant’s request was too general and not specific to allow staff and the Commission the ability to enforce on the zoning at the time of construction. He stated the development lacked specifics which he felt was a requirement of the planned development process. Mr. Louis Bianco addressed the Commission in opposition of the proposed request. He stated the neighborhood did not want commercial in the area. He stated he felt a 9,000 square foot office was too intense for the area. He stated with the late submission of the proposal he did not have the opportunity to publish a newsletter to let the residents know of the current request. He stated of the residents he had talked to in the area all were opposed to the construction of a 9,000 square foot office building on the site. Ms. Polly Tanner addressed the Commission in opposition of the proposed request. She stated she did not live in the area but did use the area for the parks and amenities the area had to offer. She stated the valley was not an appropriate location of an office building of the indicated square footage. She stated the area was rural in nature and the development of a commercial activity was not in keeping with the rural atmosphere of the valley. Ms. Rita Dyer addressed the Commission in opposition of the request. She stated she did not feel the indicated location appropriate for an office use. Mr. Tommy Love addressed the Commission in opposition of the request. He stated if the development were approved it would change the nature of the valley. He stated the site was an agriculture site being used as pasture land. He stated he did not feel commercialization of the valley was an appropriate use. He stated the river valley area was being used for farming and residential homes which was the appropriate use for the area. He stated the site should be developed with homes similar to the development pattern in the area. Ms. Sandra Love addressed the Commission in opposition of the proposed request. She stated the original office was 5,000 to 6,000 square feet. She questioned why Mr. Ludwig now needed such a large office. She stated the indicated development was out of character with the existing neighborhood. She stated once an area was developed for a commercial use the soil was no longer suitable for farming. Ms. Mariella Nowicki addressed the Commission in opposition of the request. She stated the valley was lovely and a commercial development would not be a positive addition to the area. She stated there was only one home with square footage similar to July 7, 2005 SUBDIVISION ITEM NO.: C.1 (Cont.) FILE NO.: Z-7771-A 13 Mr. Ludwig’s proposal. She stated she felt the addition of a 9,000 square foot office building and 8,000 square foot residence would be out of character for the valley area. Mr. Gene Ludwig addressed the Commission. He stated he felt the proposal was reasonable. He stated Mr. Bianco did not speak for the entire association. He stated many of the neighbors he had spoken to did support the proposed development. He stated he had requested from staff to relocate his current commercial zoning. He stated staff was not supportive of this request. He stated the existing commercial site located on Beck Road only contained one acre and the possible future uses would be limited to relatively small developments. There was a general discussion concerning the proposed development and the looseness of the current request. The Commission questioned if and when the phases would be constructed. Mr. Ludwig stated he was unsure. The Commission questioned if the home would be attached to the office or if it would be constructed at some other location on the site. Mr. Ludwig stated he was not sure. He stated he was requesting to keep all his options open. The Commission questioned at what point the home would be constructed. Mr. Ludwig stated he could not give a definite time frame for construction. The Commission requested Mr. Ludwig defer his request to tie down the lose ends of the proposal. They requested a revise site plan and cover letter be furnished to staff in time to take the item to the next Subdivision Committee meeting. Mr. Ludwig agreed to this request. A motion made to defer the request to the August 18, 2005, Public Hearing. The motion carried by a vote of 10 ayes 1 no and 0 absent. July 7, 2005 ITEM NO.: D FILE NO.: S-1484 NAME: Kanis Village Subdivision Preliminary Plat LOCATION: Located South of Kanis Road, just East of Michael Drive DEVELOPER: Kanis Village LLC 205 Wellington Woods Loop Little Rock, AR 72211 ENGINEER: McClelland Consulting Engineers P.O. Box 34087 Little Rock, AR 72203 AREA: 92.29 acres NUMBER OF LOTS: 277 FT. NEW STREET: 13,269 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.03 VARIANCES/WAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow a reduced rear yard setback of 20-feet on all proposed lots. 2. A variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet on all proposed lots. 3. A variance to allow double frontage lots for Tracts D, E and F. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this 92.29 acre tract into 271 single- family lots and six additional tracts. The applicant has indicated an average lot size of 9470 square feet and 13,269 linear feet of new street. The applicant has indicated two existing ponds will be utilized for detention along with a series of tracts to be held as open space to also serve as detention. The applicant is July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 2 requesting variances from the Subdivision Ordinance to allow a reduced side yard setback of five feet and a reduced rear yard setback of twenty feet on all lots. Please see the Analysis Section of report for additional details of the proposed request. B. EXISTING CONDITIONS: The site is a vacant tree covered tract. There are a number of uses in the area including single-family residential to the south and west of the site. To the north of the site is an area approved for St. Andrews Church. Northwest of the site is a veterinarian clinic. Along Michael Drive a site plan review was previously approved for a multi-family development to construct eight apartment units in two buildings. South of the apartment development is a nursing home located on Michael Drive. Boyle Park is located to the southeast of the proposed development. C. NEIGHBORHOOD COMMENTS: The Brownwood Terrace Neighborhood Association, the John Barrow Neighborhood Association and all abutting property owners were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. Centerline is to be based on the realignment approved for the Conditional Use Permit to the north. 2. With subdivision construction plans, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. 3. The location of the intersection of Dorchester Drive should be located to provide adequate sight stopping distance, and should be opposite the approved access location for the Conditional Use Permit located to the north. 4. Kanis Village Drive should be redesigned to meet Dorchester Drive at a right angle. 5. Residential streets should provide a minimum centerline radius of 150-feet (see curve C8 on the plans). July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 3 6. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to the property. Locations are shown on the plans for detention facilities. 8. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 9. Long, straight street lengths encourage speeding. Street layout should provide for traffic calming measures to slow residential traffic such as round- abouts at intersections. Contact Bill Henry at (501) 379-1816. 10. Because of the number of lots served by Kanis Village Drive on this plat, this street should be built to collector standards to West Village Lake Drive. West Village Lake Drive should be extended southward to Dorchester to provide an additional access point. 11. The creek along the southern portion of Dorchester Drive extension will preserve access to the southern tier of lots, without major drainage improvements. 12. Provide easements along lot lines as needed for storm water conveyance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. Water main extensions and additional fire hydrant(s) will be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 4 CATA: The site is located on CATA Bus Route #3, the Baptist Medical Center route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicants were present representing the request. Staff presented an overview of the proposed development, indicating there were additional details necessary to compete the review process. Staff requested the applicant provide the names of owners of all unplatted tracts in excess of 2 ½ acres and the names of recorded subdivisions. Staff also requested the applicant provide in the general notes section the reduced setbacks for the rear and side yards of the proposed development. Staff also questioned the total land area of the indicated open space, both covered and not covered with water. Staff questioned if there were any amenities proposed with the proposed development including any areas set aside for playgrounds, picnic areas or fishing piers. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a Minor Arterial. Staff stated a dedication of right- of-way 45-feet from centerline would be required. Staff also noted Kanis Road would be realigned to improve visability in the area. Staff stated the street improvements would be required to match previously approved improvements to the north for St. Andrews Church. Staff also stated the indicated roadway intersecting with Kanis Road should align with the driveway for the church to the north. Staff stated they were not supportive of the deferral of the connection of Dorchester Drive until the fifth phase. Staff stated the development was very intense and a second access point was needed to the subdivision. Staff also recommended the applicant provide some form of traffic calming devices along the long straight stretches to reduce potential speeding within the subdivision. Staff stated Kanis Village Drive should be constructed to collector street standard due to the large number of lots being served from this roadway. Staff noted comments from the wastewater utility. The applicant indicated wastewater had stated a few of the indicated lots were not buildable as proposed due to an existing sewer line located in the area. The applicant indicated during the design phase they would work with wastewater and relocate the sewer line if necessary to make the lots more desirable. July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 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 preliminary plat to staff addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated the total area of open space, both covered with water and uncovered and has indicated there are no amenities proposed as a part of the development at this time. The applicant has indicated amenities such as fishing piers, playground areas or picnic areas will be the responsibility of the homeowners’ association. The applicant has also indicated a 25-foot front building setback and placed a note in the general notes section of the proposed preliminary plat concerning the requested variances to allow a five foot side yard setback and a twenty foot rear yard setback. The proposed preliminary plat also includes the placement of all property owners names abutting the proposed plat area and the names of recorded subdivisions. The applicant has worked with Public Works staff to address their concern raised at the Subdivision Committee meeting. The applicant has realigned the intersection of Dorchester Drive and Kanis Road to match the previously approved alignment with St. Andrews Church located to the north of the site. The applicant has also indicated interior roadway alignments to satisfy staff’s concerns and added a series of traffic calming devices to slow traffic through the neighborhood. The applicant has indicated Dorchester Drive will be completed to Michael Drive to allow connectivity from the proposed subdivision and the applicant has indicated the connection will be made in the third and fourth phases of the development. The proposal includes the subdivision of a 92.29 acre tract into 271 single-family lots and six additional tracts. The applicant has indicated an average lot size of 9,470 square feet and a minimum lot size of 7,014 square feet. The applicant has indicated the additional tracts will average 81,603 square feet with a minimum tract size of 52,285 square feet. The applicant has indicated two existing ponds will be utilized for detention along with a series of tracts to be held as open space to also serve as detention. The applicant has indicated a total of 5.83 acres is proposed as open space dedicated as green space uncovered, covered with water and detention facilities. The proposed preliminary plat includes the addition of 13,269 linear feet of new street. Staff is supportive of the applicant’s request however staff has some concern with buildability of a few of the indicated lots. Currently, there are utility lines and easements crossing the site, which based on the current design render several of the lots unbuildable. Lots 1, 33 – 35, 170 and 208 do not appear to be buildable July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 6 as proposed due to an existing sewer line and easements contained on the indicated lots. The applicant has indicated they will work with the wastewater utility and relocate the indicated lines to allow for development of the indicated lots. Staff would recommend if these existing utility lines are not relocated these lots be deemed open space or incorporated into an adjoining lot and not considered for development. The preliminary plat indicates the development of Lots 244-258 as rear loaded lots. The applicant has not indicated a non-vehicular access easement along the street side, Dorchester Drive, of these lots. Staff recommends a non-vehicular access easement be placed along Dorchester Drive to limit the number of driveway cuts. There is a large drainage channel located on the fronts of the indicated lots and staff feels it important to limit the number of crossings. In addition, the site plan does not indicate any screening along the rears of these lots to protect the adjoining homes from the rear driveway access. Staff recommends the applicant provide a wood fence of a wall along the property lines in this area to protect the abutting homes from the vehicular activity which will be taking place. The applicant is requesting variances from the subdivision ordinance to allow a reduced side yard setback of five feet, a reduced rear yard setback of twenty feet and a variance to allow double frontage lots for Tracts D, E and F. The applicant has indicated the requested variances to allow reduced setbacks along the sides and rears of each of the indicated lots would allow a larger building pad site on the indicated lots. The applicant has indicated the desire is to construct homes in the affordable price range, $130,000 to $160,000, and the exact house plan has not yet been determined. The applicant has indicated with the flexibility to allow reduced setbacks this would allow potential homeowners a large choice of house plans and styles. Staff is supportive of this request. The applicant has also indicated a variance to allow the creation of double frontage lots on Tracts D, E and F, adjacent to Labelle Drive and Kanis Road. The applicant has indicated a 10-foot non-vehicular access easement along the Kanis Road frontage to the indicated tracts as required by the Subdivision Ordinance. Staff is supportive of this requested variance. As indicated staff is supportive of the applicant’s request to subdivide this 92 acre tract into 271 single-family lots. The applicant is proposing an overall density of 2.9 units per acre. There are several tracts, which have been set aside within the development for both detention and open space to allow for livability within the proposed subdivision. To staff’s knowledge there are no outstanding issues associated with the proposed request. July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 7 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends if the existing utility lines are not relocated on Lots 1, 33 – 35, 170 and 208 these lots be deemed open space or incorporated into an adjoining lot and not considered for development. Staff recommends the applicant provide a wood fence of a wall along the property line of Lots 244 – 258 and place a 10-foot non-vehicular access easement along the front of these lots to protect the abutting homes from the vehicular activity which will be taking place in the rear of these lots and to limit the number of driveway cuts along Dorchester Drive. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a reduced rear yard setback of 20-feet on all proposed lots. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow a reduced side yard setback of 5-feet on all proposed lots. Staff recommends approval of the requested variance to allow double frontage lots for Tracts D, E and F. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Tim Humphries addressed the Commission in opposition of the request. He stated he was not opposed to the development but he was opposed to the lack of buffers. He stated his home was located on the southern portion of the home adjacent to a creek. He stated his request was to allow green space between the subdivision and lots 248-258. He requested the developers leave 10 to 20 feet of green space between the existing homes and the proposed new homes. Mr. Humphries stated he was also concerned with the extension of Dorchester Drive. He stated he had met with the developers and their indication was that staff was requesting the roadway extension but it was not the desire of the developers. He stated his home sat above the proposed development and he would be looking at rooftops as opposed to trees, which was now his view. He stated Kanis Road was not ready for the extension of Dorchester Drive. He stated Kanis Road and roadways in the area should July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 8 be widened to handle the additional traffic before the traffic was forced onto the roadways. The Commission questioned staff as to the need for Dorchester Drive. Staff stated the roadway was shown on the Master Street Plan as a connection. Staff stated the roadway was needed due to the limited number of north/south connections in the area. Staff noted Dorchester Drive did have a barricade at the current terminus indicating at some point in the future the roadway would be extended. Staff stated the developer picked the location of the extension. Staff stated the Master Street Plan was general. Staff stated the developers had worked with staff to determine the alignment. Staff stated as long as the alignment was reasonable they would support the alignment. The applicant addressed the Commission on the merits of their request. He stated the developers did not want to bisect their subdivision with the proposed collector street. He stated the alignment was proposed to allow connectivity and still allow desirable lots within the subdivision. He stated the lots on the south were low and would be a challenge to develop. He stated with the requirement of the collector street the developer would be forced to develop the lots to help off set the cost of construction. Mr. Mike Handy addressed the Commission in opposition of the proposed request. He stated he felt several of the indicated lots along the southern boundary were not buildable. He stated his desire was for green space abutting his home. He stated in conversations with the developers his understanding was the developers indicated the proposed lots on the preliminary plat because it was easier to remove lots than to add lots in the future. There was a general discussion between the Commission and the applicant concerning the removal of the proposed extension of Dorchester Drive. Staff stated they would not support the removal of Dorchester Drive from the Master Street Plan. The Commission questioned the need for the connection. The Commission also questioned the buildablility of the indicated lots south of the existing creek. The Commission indicated there were too many questions unanswered. The Commission indicated the applicant should consider a deferral to work with staff to resolve the outstanding issues related to the proposed location of Dorchester Drive and the buildablility of the questionable lots. A motion was made to defer the request to the July 7, 2005, Public Hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated applicant had met with the adjoining property owners and redesigned the proposed development to remove four of July 7, 2005 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1484 9 the indicated lots along the southern boundary and indicated the area as open space or green space. Staff stated the applicant had also met with staff concerning the proposed location of Dorchester Drive and the extension of Dorchester Drive. Staff stated the roadway was indicated on the Master Street Plan as a collector street and the extension was necessary to allow north south routes in the area. Staff stated the developer was willing to construct the roadway and staff was not supportive of removing the collector from the Master Street Plan. The applicant stated staff was correct. They had met with the neighbors as requested by the Commission at their previous meeting. The applicant stated the developer felt they had addressed the concerns of the neighbors with the redesign and reconfiguration of the development. Mr. Bill Tedder addressed the Commission in opposition of the proposed request. He stated his concern was the extension of Dorchester Drive. He stated the predicted traffic counts were 5000 cars per day. He stated he did not feel the neighborhood was informed as to the connection of Dorchester Drive to Kanis Road. He stated with the extension of the roadway the neighborhood would experience a tremendous amount of cut-through traffic. He stated the roads in the area were very narrow roads and could not handle a great deal of traffic through the neighborhood. He stated he felt staff should reconsider the connection and at a minimum the neighborhood should be notified of the connection. Mr. Tim Humphries also addressed the Commission in opposition of the proposed connection of Dorchester Drive to Kanis Road. He stated he felt the roadways could not handle the proposed traffic counts. He stated he felt the new neighborhood should not access the existing neighborhood since the two would be very different neighborhoods including property values and architectural styles. Mr. Humphries stated he would be the most impacted. He stated his driveway would be located at a blind curve forcing him to back into the road without being able to see oncoming traffic. There was a general discussion concerning the connection of the roadway and the impact the extension of the road would have on the existing homeowners in the area. Staff stated they felt the connection necessary to facilitate traffic flows in the area. Staff stated the roadway had been indicated on the City’s Master Street Plan for a number of years and with the limited number of north south connections in the area the extension of Dorchester Drive was critical. A motion was made to approve the proposed preliminary plat. The motion carried by a vote of 9 ayes, 1 no and 1 absent. July 7, 2005 ITEM NO.: E FILE NO.: S-1485 NAME: View Pointe Office Subdivision Preliminary Plat LOCATION: located North of Cantrell Road, just East of Sam Peck Road DEVELOPER: The Hathaway Group 1001 North University Avenue Little Rock, AR 72207 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.3 acres NUMBER OF LOTS: 4 FT. NEW STREET: 750 LF CURRENT ZONING: O-3, General Office District PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of proposed Lot 2. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this 6.3-acre tract into four office zoned lots. The applicant has applied for a POD zoning classification for proposed Lot 1 as a separate item on this agenda (File No. Z-6240-A). The applicant has indicated the remaining lots will range in size from 1.21 acres to 1.53 acres. The applicant has indicated there will be 750 linear feet of new street added as a result of the proposed platting. The applicant has indicated the street will be constructed to minor commercial street standards along the eastern property line. July 7, 2005 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1485 2 Please see the Analysis section of this report for additional details concerning the proposed development. B. EXISTING CONDITIONS: The site is a vacant tract located on the north side of Cantrell Road. There office uses located to the east of the site and a vacant R-2, Single-family zoned tract located to the west of the site. There is an office development located further west of the site and a church located on a MF-12 zoned tract of property. North of the site is a large utility easement with an overhead power transmission line. The Walton Heights Subdivision is located further north of the site. South of the site are office uses and a church. Southeast of the site is a large multi-family development accessed from Pleasant Ridge Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Walton Height/Candlewood Neighborhood Association along with all abutting property owners were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Existing and proposed right-of-way dedications area acceptable. 2. The plat vicinity map appears to show the adjacent tract instead of this tract. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. Water main extensions and additional fire hydrant(s) will be required. This development will have minor impact on the existing water July 7, 2005 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1485 3 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: As improvements are made to this parcel, CATA request that a bus turnout be installed along westbound Highway 10 to allow westbound buses to safely stop on Highway 10. A 106-foot (or wider) paved shoulder would suffice. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Tim Daters and Mr. Jim Hathaway were present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the proposed request. Staff indicated proposed Lot 1 did not meet the minimum lot size requirement of two acres required by the Highway 10 Design Overlay District. Staff stated the applicant would be required to amend his request to a planned development to proceed with the indicated lot size. Staff also requested additional information regarding the strip of land located along the eastern boundary of the proposed roadway. Mr. Hathaway stated the strip of land was a pipe stem serving a larger tract located to the north of the property. He stated negotiations were underway to secure the property and if his firm was successful the property would later be added to the proposed preliminary plat area. Public Works comments were addressed. Staff stated the indicated right-of-ways were acceptable. Staff also stated the indicated vicinity map appeared to locate properties to the east of the site. Mr. Daters stated this would be corrected. Mr. Hathaway stated the roadway would be phased as each lot abutting the roadway was final platted. He stated due to the grade of the site the office parking would be terraced. He stated retaining walls would be located on each of the lots. Mr. Hathaway stated the walls would not exceed the allowable wall height per the Land Alteration Ordinance. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. July 7, 2005 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1485 4 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has filed a rezoning request for proposed Lot 1, which is a separate item on this agenda (File No. Z-6240-A), to comply with the Highway 10 Design Overlay District requirements for lots less than the two acre minimum. The applicant has also revise the vicinity map to locate the proposed property. The applicant is requesting a preliminary plat for this 6.3 acre parcel to allow the creation of four office lots. Lots 2 – 4 will remain zoned O-3, General Office District and Lot 1 will be zoned POD. The applicant has indicated lot sizes ranging from 1.20 acre (Lot 1) to 1.53 acre (Lot 4). The indicated lot sizes are adequate to meet the minimum lot size required for office zoned properties or 14,000 square feet. The applicant has also indicated a 25-foot building line for lots abutting View Pointe Cove, which is adequate to meet the required front yard building line for office zoned lots. Proposed Lot 1 does not meet the typical requirements of the Highway 10 Design Overlay District. The applicant has requested a minimum lot area of 1.20 acres. The Overlay typically requires a minimum lot area of two acres. The applicant has requested a rezoning of proposed Lot 1 to POD as a separate item on this agenda (File No. Z-6240-A), to comply with criteria established in the Highway 10 Design Overlay District. The applicant is requesting the advanced grading of proposed Lot 2 with the development of proposed Lot 1. The applicant has indicated the advanced grading is necessary to allow the dirt work to be balanced. The applicant has indicated trees will remain along the southern perimeter of proposed Lot 2 to screen the grading activities. The applicant has also indicated the site will be reseeded to eliminate any negative appearances the advanced grading will cause. Staff is supportive of this request. Staff is supportive of the applicant’s request. Staff feels the platting of the site as proposed should have minimal impact on the adjoining properties. To staff’s knowledge, there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. July 7, 2005 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1485 5 Staff recommends approval of the applicant’s request for advanced grading of proposed Lot 2 with the development of proposed Lot 1. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 11, 2005, requesting the item be deferred to the July 7, 2005, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the applicant’s request for advanced grading of proposed Lot 2 with the development of proposed Lot 1. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: F FILE NO.: LU05-20-05 Name: Land Use Plan Amendment - Pinnacle Planning District Location: Northwest Corner of Highway 10 and Little Rock Christian Academy Entrance Request: Single Family to Mixed Office Commercial Source: Tim Daters, White- Daters and Associates The applicant has requested a deferral to the July 7, 2005 agenda. Staff supports this request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The item was placed on the consent agenda for deferral to the July 7, 2005 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. PROPOSAL / REQUEST: Land Use Plan amendment in the Pinnacle Planning District from Single Family to Mixed Office Commercial. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for this change to facilitate unspecified commercial, and office uses. Staff is not expanding this application because the area has been reviewed several times in the last few months. EXISTING LAND USE AND ZONING: The property is developed with a small outbuilding and adjacent to an academic campus and ball fields currently zoned R-2 (Single Family Residence District) and outlined in an existing CUP (Conditional Use Permit) for future expansion of an adjacent academic campus. The property is 5 acres ± in size North of the site is land zoned R-2 partly developed with a school and single family homes on large lots. This property is currently part of an approved CUP for the Little Rock Christian Academy future school expansion. Northeast and east of the family is zoned R-2 with a CUP (Conditional Use Permit) for the operation of the Little Rock Christian. Further east is undeveloped land zoned O-1 (Quiet Office District). Southeast of the property is land zoned R-2 and developed with a July 7, 2005 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: LU05-20-05 2 single family subdivision. Immediately south of the property and on the south side of Cantrell Road is an area zoned R-2 with a CUP for The Bible Church. Southwest of the property is land zoned C-3 (General Commercial District) and developed with a Wal-Mart Supercenter. West of the property is land zoned C-3 and R-2 developed with single family homes on large lots and an electrical substation, respectively. Northeast of the property are undeveloped lands zoned O-3 (General Office District) and MF-18 (Multifamily District). FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 5, 2005 a multiple changes were made within a one-mile radius of the property. The land immediately north of the application area and the applicant’s property was changed to Public Institutional to represent an existing CUP. One quarter mile west of the site changes were made to Commercial, and Suburban Office to recognize adjacent land uses. About three quarters mile west of the site changes were made to Low Density Residential, Single Family and Suburban Office for future development. Immediately south of the application was changed to Public Institutional to recognize an existing CUP. Approximately one mile east of the site at Ranch Boulevard changes were made to Commercial and Public Institutional to reflect existing conditions. On February 17, 2004 five parcels of land were changed in the area of Chenal Parkway, Highway 10, and Highway 300. This eliminated land shown as Single Family and added land shown as Office, Commercial, Open Space, and Multifamily west of the property in question. The reasons for this change were to accommodate future development to create an orderly transition of use intensities between the Commercial and Single Family areas. On January 2, 2002 three changes were made to the Land Use Plan at three locations in the area. All changes resulted in the loss of Single Family and resulted in the addition of Commercial north and east of Northfield Road (Chalamont Road) and Chenal Parkway, Suburban Office south and east of Northfield Road (Chalamont Road) and Chenal Parkway including the first transmission line easement, and Park/Open Space for the remainder of the land south and east of Northfield Road (Chalamont Road) between Chenal Parkway and Aberdeen Subdivision. On March 6, 2001 a change was made from Single Family to Commercial to expanding an existing Commercial area just east of the Highway 10 and Chenal Parkway intersection to accommodate future commercial development southwest of the application. July 7, 2005 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: LU05-20-05 3 On June 20 2000 the Mixed Office Commercial located east of the site at the northwest and northeast corners of Cantrell Road and Chenonceau Boulevard was changed to Commercial for future commercial development. The property is shown as Public Institutional and is surrounded by Public Institutional except for Commercial on the west. A large Commercial node is shown at the Highway 10 and Chenal Parkway intersection. Northwest of the property is are areas shown as Office and Multifamily. South of the property and on the opposite side of Cantrell Road is additional land shown as Public Institutional. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial and is built as a five-lane road adjacent to the property. 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. Furthermore, acceleration/deceleration lanes may be required to prevent traffic conflicts entering and exiting the site. Additional commercial and office uses at this site could result in added congestion on this section of Cantrell Road. Cantrell Road may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II bikeway is shown on Highway 300 between Chenal Parkway and Highway 10, and on Cantrell Road from Chenonceau Blvd. to the west. A Class II Bikeway is a route designated for the sole use of bicycles but is physically connected to the roadway. The Class II bikeway indicated on Cantrell Road is adjacent to the property. Additional paving and right of way may be required. PARKS: This application is in the West Little Rock Park Planning District. The Master Parks Plan identifies a lack of public parks in the west Little Rock area and recognizes private neighborhood parks and recreation facilities as parkland in the west Little Rock area. The largest park in this area is Taylor Loop Park, which is a thirty-five acre community park that is undeveloped and approximately three miles west of the site. Since this application is adjacent to the Little Rock Christian Academy, near several property owner association parks, and close to July 7, 2005 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: LU05-20-05 4 Pinnacle Mountain State Park, recreation activities are available in the area. The Parks and Recreation Master Plan does not indicate any new proposed public parks for the area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: This area is one of Little Rock’s faster growing areas of town. Recently numerous subdivisions have been developed south of Cantrell Road and west of Chenal Parkway. Also new commercial development is has occurred about a quarter mile west of the site for Wal-Mart Supercenter, a bank, and a gas station. These three new developments are part of an approximate 100-acre commercial node illustrated at the Chenal Parkway - Cantrell Road intersection. Currently this development is only around 40% developed. Approval of Mixed Office Commercial for this application could lead to a premature eastward expansion of commercial activities to the west. Approximately 38 acres of Office and 19 acres of Suburban Office exist at Chenal Parkway and Cantrell Road intersection. Both office areas are not developed with office uses. Additional land for Commercial and Office exists less than one half mile east of the property on Cantrell Road at two different locations. One location includes approximately 20 acres of Existing Business Node, surrounded by approximately 37 acres of Office and 25 acres of Suburban Office. This Existing Business Node is developed with businesses in a pattern consistent with the once rural highway and could be redeveloped. The adjacent Office and Suburban Office areas are lightly developed and can absorb area office demand. Adjacent to the Existing Business Node area, at Chenonceau Boulevard, is approximately 67 acres of land shown as Commercial. A majority of this land is undeveloped and could absorb any additional demand that might be needed in the area. As part of the Highway 10 Land Use Review, which concluded in January, this property, as well as an adjacent property were recommended for change from Single Family to Public Institutional and supported by the Planning Commission. Both of these changes were to recognize the Conditional Use Permits of the two July 7, 2005 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: LU05-20-05 5 large institutional uses at the eastern edge of the commercial node. These two institutional have been looked at as a buffer between the commercial area to the west and lower intensity uses to the east near Maywood Drive. This change could introduce the potential of a 4200 foot commercial strip extending east from approximately Highway 300 to the Little Rock Christian Academy entrance. Staff does not support the commercial stripping of Cantrell Road since an abundance of office and commercial land exists in the area. The current institutional use indication is intended to form the eastern edge of an activity node and prevent the commercial stripping of Cantrell Road. Recently a preliminary plat was approved west of this site that will create a new unnamed road running near the west side of the site from Cantrell Road to the north, curving northwest and following an area shown as Multifamily, and connecting with Chenal Parkway near an existing Multifamily area developed with apartments. This roadway will be approximately one mile in length and provide for connections with an area northwest of the Christian Academy to be developed as a single family subdivision. Since this application is adjacent to a Principal Arterial entrances and exits to the site should be minimized to reduce possible traffic conflicts on Cantrell Road. Staff recommends that access to the site be off of the new street that will be constructed east of the site. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Margeaux Place Property Owners Association, Maywood Manor Neighborhood Association, and Du Quesne Place Property Owners Association. Staff has not received any comments regarding this application STAFF RECOMMENDATIONS: Staff believes the change is not appropriate because it could lead to strip commercial along Cantrell Road PLANNING COMMISSION ACTION: (JULY 7, 2005) The item was placed on the consent agenda for deferral to the August 18, 2005 Planning Commission meeting. A motion was made to wavier the by-laws for a five-day notice to defer prior to the Planning Commission meeting. That motion was made and approved with a vote of 9 ayes, 0 noes, and 2 recusals. July 7, 2005 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: LU05-20-05 6 A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes, and 2 recusals. July 7, 2005 ITEM NO.: F.1 FILE NO.: Z-6079-G NAME: Highway 10 Development Company Short-form PCD LOCATION: Located North of Cantrell Road at the Little Rock Christian Academy entrance DEVELOPER: Highway 10 Development Company 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.19 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Selected C-3, General Commercial District uses, Bank and Restaurant VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 12, 1995, the Planning Commission approved the first conditional use permit to allow the school, then known as Walnut Valley Christian Academy, to build a new campus on a 20-acre site. The school was originally approved to have an enrollment of 1,040 students with a staff of 100. On June 26, 1997, the Commission approved a revision to the conditional use permit allowing for expansion of the school onto an adjacent 10-acre tract. Enrollment stayed at 1,040 and employee numbers increased to 110. July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 2 On September 3, 1998, the Commission approved a second revision to the conditional use permit allowing for a change in the phasing plan and an increase in enrollment to 1,100 students. Employee numbers stayed at 110. On May 11, 2000, the Commission approved a third revision to the conditional use permit allowing for the introduction of a new phase. The site stayed at 30± acres and enrollment and employee numbers stayed at 1,100 and 110 respectively. On January 9, 2003, the Commission approved a fourth revision to the conditional use permit allowing for expansion onto an adjacent 20-acre tract; resulting in a total of 50± acres. The revision allowed for expansion of the school and an increase in student enrollment and employee numbers to 1,700 and 170 respectively. The plan included the introduction of several new buildings, a track and practice field, a baseball field and additional parking. Some of the previously approved buildings were relocated under the new plan. The Commission reviewed and approved a revision to the school’s site plan at their February 3, 2005, public hearing. The school proposed a revision to the C.U.P. allowing for a slight increase in student population and building square footage. The phases for future construction were revised to accommodate the school’s current and projected needs. The student and faculty/staff numbers were proposed as 2,058 and 220 respectively. The total building square footage was proposed to increase from 264,924 square feet to 309,424 square feet. The baseball field was eliminated from the plan and the practice field and track were relocated from the front of the site to the rear. There was some slight modification of the driveways and parking. A 5.19± acre parcel at the southwest corner was removed from the plan (the area of the current zoning request). There were no specific plans for that parcel, although it was anticipated that some sort of office rezoning request would be proposed at a later date. The new driveway was shown as entering the school campus from the west. The driveway would tie into a new collector street which was to be built west of the campus. The new street and school access would be constructed to coincide with Phase I of the campus plan. This new street would be signalized at its intersection with Cantrell Road. City Staff, the adjacent land owner and the school all agreed to the new plan. Due to the change in the driveway alignment, a total of 680 parking spaces would be provided on site. Below is a summary of the joint access basic design elements agreed to by the parties. 1. LRCA-Pfeifer shared access to a new traffic signal controlled intersection on Highway 10 at the location Pfeifer has proposed for the collector street (Northwest Territory Parkway). This would be without affecting the location of the existing Wal-Mart truck drive on the south side of Hwy. 10. The traffic signal operation would utilize what is termed as “split-phasing”, with the north and south legs operating as distinct separate signal phases. This will permit dual left- turning movements southbound to eastbound onto Hwy. 10. This will also allow left turns from the Wal-Mart truck drive to be served by the traffic signal, but July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 3 green time would only be called for northbound to westbound left turn vehicle demand (northbound right turns would be in available gaps with right-turn-on- red). 2. LRCA Drive would be constructed to a 4-lane width and intersect Northwest Territory Parkway approximately 500 feet north of Hwy. 10. As necessary, LRCA will employ off-duty police officers to direct traffic at the intersection of Northwest Territory Parkway and LRCA Drive. 3. Future east-west commercial drive access to Northwest Territory Parkway will be permitted at approximately 250 feet north of Hwy. 10 (subject to working out the Entergy ownership issue) to serve the out parcels on the south edge of the LRCA site. 4. Northwest Territory Parkway would be constructed to a 4-lane width north from Hwy. 10 to some distance past the proposed Northwest Territory Court intersection to the west. This will allow separate (side-by-side, opposite- direction) left turn lanes to Northwest Territory Court and to LRCA Drive so there is no center left turn lane use conflicts in the offset area between the two intersections. Alternately, Northwest Territory Court could be re-aligned to intersect Northwest Territory Parkway further north and thereby provide sufficient distance between the offset intersections to allow bi-directional left-turn lane usage. 5. No changes would be made to the existing LRCA Boulevard intersection with Hwy. 10. LRCA would effect all left in and left out movements at the signal controlled intersection (Northwest Territory Parkway intersection with Hwy. 10), not at LRCA Boulevard and Hwy. 10 during AM arrival and PM dismissal peak school periods. LRCA Boulevard and Hwy. 10 would not be controlled by off- duty police officers. 6. The only access to Hwy. 10 between Northwest Territory Parkway and LRCA Boulevard would be a single right-in-right-out access drive to the out parcels. Note that all issues related to Hwy. 10 access were subject to concurrence by Arkansas State Highway and Transportation Department. An annexation request for a 19 acre tract, including the 5.19 acre tract, was approved by the Little Rock Board of Directors at their May 17, 2005, Public Hearing. A. PROPOSAL/REQUEST: The applicant is requesting the creation of a three lot plat and a rezoning of a portion of this 5.19 acre site from R-2, Single-family to PCD. The rezoning request includes four acres located adjacent to Cantrell Road for proposed development. The applicant has indicated the remainder of the site will remain zoned R-2, Single-family and held as a tract to be included with the school property to the north. July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 4 Little Rock Christian Academy will retain ownership of the 1.19 acre tract, which is adjacent to the driveway entrance from Cantrell Road. The previously approved CUP did not include the area adjacent to the entrance driveway and the applicant has indicated at the time of development Little Rock Christian Academy will revise their Conditional Use Permit to allow for development of this 1.19 acre tract. The remainder of the site will be developed with two lots each containing two acres. The lots will share a driveway access from Cantrell Road and will extend a drive from the northern property line to a proposed roadway located to the west (Northwest Territory Parkway). The applicant has also indicated there will be no access to the indicated lots from the Little Rock Christian Academy campus. The applicant has indicated proposed Lot 2 will develop with a bank and restaurant facility and has indicated a restaurant will locate on proposed Lot 1. The applicant has indicated selected C-3, General Commercial District uses as alternative uses for each of the sites. Those selected uses include: Animal Clinic (enclosed), Antique shop, with repair, Appliance repair, Auto parts and accessories, Bakery or confectionery shop, Bank, Barber and beauty shop, Book and stationery store, Cabinet or woodwork shop, Camera shop, Catering, commercial, Clinic (medical, dental or optical), Clothing, Community welfare or health center, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Religious, charitable organization, Feed store, Florist shop, Food store, Furniture store, Group care facility, Handicraft, ceramic, sculpture, etc. Hardware or sporting goods store, Health studio or spa, Hobby shop, Hospital, Jewelry store, Job printing, lithographer, printing, Key shop, Laboratory, Lawn and garden center (enclosure), Library, art gallery, museum, Medical appliance fittings and sales, Office – general, Office, showroom with warehouse, Office equipment sales and service, Optical shop, Paint and wallpaper store, Parking, Pet shop, Photography studio, School (business), Service station, Shoe repair, Studio (art, music, drama, etc.), Studio (broadcast or recording), Tailor, Taxidermist, Theater (not drive-in) Tool and equipment rental (inside), Travel bureau, Ambulance service post, Auto rental or leasing, Eating place with drive-in service, Glass or glazer, install, repair or sales, Home center, Landscape service, Lawn and garden center (open display), Mini- warehouse, Nursing home, Office warehouse, Plant nursery, Tool and equipment rental (outside), Upholstery shop, furniture. The applicant has indicated that a full service, sit down restaurant will be constructed on Lot 1. The applicant has indicated the days and hours of operation from 6:00 am to 1:00 am seven days per week. Signage is proposed consistent with the Highway 10 Design Overlay District. Additional details concerning proposed Lot 2 include the development of Lot 2 with a restaurant not to exceed 3680 square feet. The applicant has indicated July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 5 the hours of operation of the restaurant facility will be similar to those proposed for Lot 1. Also the proposed banking facility will have a three lane drive through and detached ATM (to the rear of the project) will be constructed on the eastern portion of Lot 2. The applicant has indicated the total square footage of the proposed building will not exceed 3280 square feet. The applicant has indicated the hours of the banking facility will be from 7:00 am to 8:00 am Monday through Saturday. B. EXISTING CONDITIONS: The site is located in an area of mixed uses and zoning located along Cantrell Road. The properties to the west contain a variety of uses including residential, commercial and office. Undeveloped tracts are located directly to the east and north. The Cantrell/Chenal Intersection is just west of the site. This intersection includes a mixture of uses, including a Wal-mart Supercenter, convenience store and mini-warehouse development. A church and a scattering of single-family homes are located to the south. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch Neighborhood Association, the Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association, the Margeaux Property Owners Association, all property owners located within 200- feet of the site and all residents, who could be identified, located within 300-feet of the site were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: 1. The standard conditions shown on the plans as “Public Works Notes” apply to the project. 2. Show the proposed access drive to the west in relation to the approved design for Northwest Territory Parkway and access to the school to the north. Contact Bill Henry (501) 379-1816 for approval of new driveway location and any proposed changes to the design criteria (width of street and access locations). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 6 Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: As improvements are made to this parcel, CATA request that a bus turnout be installed along westbound Highway 10 to allow westbound buses to safely stop on Highway 10 in front of the Academy. A 106-foot (or wider) paved shoulder would suffice. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PCD (Planned Commercial Development) for a three-lot plat and placement of a restaurant and bank on one of the newly created lots. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda. Master Street Plan: Cantrell Road is shown as a Principal Arterial and is built as a five-lane road adjacent to the property. 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. Furthermore, acceleration/deceleration lanes may be required to prevent traffic conflicts entering and exiting the site. Cantrell Road may require dedication of right-of-way and may require street improvements for entrances and exits to the site. July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 7 Bicycle Plan: A Class II bikeway is shown on Highway 300 between Chenal Parkway and Highway 10, and on Cantrell Road from Chenonceau Blvd. to the west. A Class II Bikeway is a route designated for the sole use of bicycles but is physically connected to the roadway. The Class II bikeway indicated on Cantrell Road is adjacent to the property. Additional paving and right of way may be required. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide the average 25-foot wide landscape strip required by the Highway 10 Overlay Ordinance along the sites northern and eastern perimeters. To meet the Landscape Ordinance, the width of the eastern perimeter landscape strip will need increase to a minimum width of 6.75 feet. A 6-foot high opaque screen is required along the northern and eastern perimeters of the site. This screen may be a wooden fence with its face side directed outward, a wall or dense evergreen plantings. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff stated the indicated site plan did not provide details concerning proposed signage and the days and hours of operation of the proposed uses. Staff also stated the indicated lot size did not comply with the Highway 10 Design Overlay District standard of two acres. Staff also questioned if the indicated parking was to be shared and stated if this was the case the parking should be indicated with a cross access and parking agreement. Public Works comments were addressed. Staff requested the applicant provide locations of all drives located on the site extending from the proposed roadway to the west. Staff stated the new driveway locations should be approved by Traffic Engineering and suggested Mr. Daters contact Public Works staff to seek that approval. Landscaping comments were noted. Staff stated landscaping did not appear to meet minimum ordinance requirements along the northern and eastern perimeters of the site. Staff also noted screening would be required along the northern and eastern perimeters of the site. July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 8 Staff suggested Mr. Daters contact Central Arkansas Water and Little Rock Wastewater directly for additional details concerning their individual comments. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated total acreage of 5.19 acres with the creation of a two lot plat and a parcel held as a tract. The applicant has indicated two of the lots will contain 2 acres while the remaining tract will contain 1.19 acres and be combined with properties to the north held by the school. The applicant has indicated Little Rock Christian Academy will retain ownership of the tract and the tract will remain zoned R-2, Single-family. The remaining two lots will be zoned PCD to allow development of proposed Lot 2 immediately with a bank and restaurant facility and proposed Lot 1 held for future development. The applicant has indicated selected uses as allowable uses for proposed Lot 1 and indicated at the time of development the PCD will be revised to indicate the building footprint and landscaped areas. The applicant has indicated all driveways will conform to locations previously agreed. The applicant has worked with staff to ensure compliance with the previous conditional of approval. The applicant has indicated the development of proposed Lot 2 with a bank and restaurant facility. The applicant has indicated the uses will be served with a cross access and parking agreement. The applicant has also indicated 55 parking spaces on proposed Lot 2. The typical minimum parking required for development with a bank and restaurant facility would be 44 parking spaces. The site plan includes the placement of a dumpster for each of the indicated businesses. The dumpsters are to be located in the rears of the buildings. The site plan includes a note concerning the required screening. The applicant has indicated a single sign to be located on proposed Lot 2. The applicant has indicated the sign will conform to the Highway 10 Design Overlay District requirements or six feet in height and seventy-two square feet in sign area. The applicant has also indicated each of the lots will contain a two acre minimum as required by the Highway 10 Design Overlay District. The applicant has not included landscaping to meet the Highway 10 Design Overlay District. The Overlay typically requires a 25-foot average landscape strip along the sides and rear of the property. The site plan falls short of this July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 9 requirement along the eastern property line as well as the rear property line. The properties to the east and north are zoned R-2, Single-family and R-2, Single- family with a CUP. The site plan submitted does not include the required screening along the eastern or northern property lines. Staff is not supportive of the applicant’s request. The applicant has indicated the development of the site as a PCD to allow for immediate construction of a bank and restaurant facility and future development of Lot 1 with selected commercial uses. The applicant has not met the intent of the Highway 10 Design Overlay District with regard to landscaping and buffering. In addition this request is inconsistent with the City’s Future Land Use Plan. The applicant has filed a request to amend the Plan, which is a separate item on this agenda. Staff feels a commercial development at this location is not appropriate at this time. There is a commercial node located at the intersection of Cantrell Road and Chenal Parkway, which currently has vacant property, zoned C-3, General Commercial District. There are also properties shown on the City’s Land Use Plan for commercial activity, which have yet to develop. Staff feels this site should allow for a transition between the intense commercial uses located to the west and the single-family properties to the east. Staff would support a quiet office or suburban office development on the site, which would allow this transition to occur. In addition staff feels the development of an intense commercial activity near the school is not fitting since there could potentially be traffic conflicts between the two uses. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 17, 2005, requesting the item be deferred to the July 7, 2005, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 7, 2005 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-6079-G 10 PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were registered objectors present. Staff stated the applicant was requesting a deferral of the item to the August 18, 2005, public hearing. Staff stated the deferral request would require a waiver of the Planning Commission By-laws with regard to the late request for the deferral. There was no further discussion of the item. A motion was made to waive the Commission’s By-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 Recuse (Robert Stebbins and Jeff Yates). The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 Recuse (Robert Stebbins and Jeff Yates). July 7, 2005 ITEM NO.: G FILE NO.: LU05-04-02 Name: Land Use Plan Amendment - Heights Hillcrest Planning District Location: 5100 Block of A Street Request: Single Family to Multifamily Source: Matt Bell, Bell Corely Investments PROPOSAL / REQUEST: Land Use Plan amendment in the Heights Hillcrest Planning District from Single Family to Multifamily. The multi-family category accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. The applicant wishes to construct multi family units on the property. Staff is not expanding the application. EXISTING LAND USE AND ZONING: The property is the south half of a city block that was once developed with eight houses. Now those houses have been removed and a parking lot exists on two of the old home sites. The property is currently zoned PDR (Planned Development -Residential) and approved for construction of 14 apartment units on the site. The site is 1.5 acres ± in size. The land to the north is zoned R-3 Single Family for houses. Also to the north is land zoned PCD (Planned Commercial Development) for an office use. East of the application is land zoned O-3 (General Office District) and developed with an office. Also to the east is land zoned R-2 (Single Family District) with a non conforming office use and a non conforming beauty salon. Southeast of the application is land zoned O-3 with a vision center and land zoned C-3 developed with a vintage and retro clothing store fronting Van Buren Street and a McDonald’s Fronting Markham Street. Also southeast and at the northeast corner of Van Buren and Markham Streets is land zoned C-4 and developed with a Exxon Gas Station and Baskin Robbins. A the northwest corner of Van Buren and Markham Streets is land zoned C-3 and developed with a fast food restaurants. Immediately south of the application between “A” Street and Markham Street is property zoned PCD and developed with Long Term Stay Hotel, and land zoned C-3 and developed with a parking lot. West of the application area is land zoned R-3 developed with single family homes. July 7, 2005 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU05-04-02 2 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On May 18, 2004 a change was made from Office to Community Shopping at the northeast corner of Markham Street and University Avenue approximately one half mile west of the site to accommodate proposed development. March 5, 2002 a change was made from Office and Commercial to Mixed Use at the northwest corner of Markham Street and University Avenue one half mile west of the site to recognize existing conditions. On June 20, 2000 a change was made from Single Family to Suburban Office in the 200 block of McKinley Street about one mile west of the applicant’s property to accommodate a proposed development. The application area is shown as Single Family on the Future Land Use Plan. The areas to the north, east, and west are shown as Single Family. Land to the south is shown as Office fronting “A” Street and Commercial fronting Markham Street. One block east and west Office is shown fronting Markham Street. Further south is a large area of Park/Open Space. BICYCLE PLAN: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. MASTER STREET PLAN: A Street is shown as a Local Street and Van Buren Street is shown as a Minor Arterial on the Master Street Plan. Van Buren Street has special design standards between Markham Street and Kavanaugh Street indicating a 70 foot right of way, a three lane section, and additional requirements at major intersections. The primary function of a Local Street is to provide access to adjacent properties. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Access to the development should be limited to A Street since it is a local street. Any increased amount of vehicles accessing the Multifamily area via “A” Street from North Van Buren Street, could create congestion at the Markham Street intersection 300 feet to the south because there is no dedicated left turn lane for ”A” Street. These streets may require dedication of right-of-way and may require half-street improvements. July 7, 2005 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU05-04-02 3 PARKS: The application is in the North Central Parks Planning District. This park district is characterized as being developed and having adequate parks. The parks plan focuses on maintaining existing parks and providing a potential open space greenway at the southwest corner of the district. One block south of the application area is War Memorial Park which is considered a “Special Facility” within the park plan. This park area is just over 200 acres in size and includes playgrounds, picnic tables, an 18 hole golf course, fitness center, and pool. Also located at War Memorial Park is the Little Rock Zoo, the 54,000 seat ± War Memorial Stadium, and the 6,000 seat ± Ray Winder Field. HISTORIC DISTRICTS: This application is not located in a national register historic district. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant’s property is located in an area covered by “The Hillcrest Neighborhood Plan which is a detailed plan for the future of Hillcrest. The chapter on zoning and land use contains a goal of creating a different set of guidelines to guide development in Hillcrest. This goal is supported by the two objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the neighborhood’s character. One action statement supports this goal: “revise the land use map for the neighborhood to consolidate and eliminate certain land uses.” In the event of development of this property, it should resemble the adjacent neighborhood in size and scale and reflect the area’s unique atmosphere. ANALYSIS: This application is located in Little Rock’s Hillcrest area which is characterized by higher density single family homes developed on 50’ by 150’ lots. North of the application are single family homes arranged on an urban grid. In the Single Family area to the north homes are oriented towards other single family homes across the street. The current Single Family area is oriented towards non- residential uses across the street. The Future Land Use plan indicates a small area of Commercial on both sides of Van Buren Street on the north side of Markham Street. An Office area is shown that provides a buffer between the Commercial uses and the residential uses. July 7, 2005 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU05-04-02 4 Addition of Multifamily in this area could result in an additional step down from the Commercial and Office areas. Traditionally “A” Street has formed the boundary between the non residential uses that line Markham Street and the residential uses to the north. Over time several single family homes along the south side of “A” Street have been destroyed or converted to offices and parking lots. This has resulted in homes on the north side of the block facing non residential uses. In this section of “A” Street the north side faced non residential uses and fell victim to its view. After approval of the current PRD five single family home structures were destroyed and the land was cleared to make way for development. The development plans fell through and has left a half block empty. A change to Multifamily for this half block could help restore the character of the neighborhood that has been disappearing from “A” Street. A change to Multifamily for this half block may or may not have a dramatic impact on the single family neighborhood to the north. Already in the neighborhood a variety of housing exists today. About two blocks west of the application are areas of Multifamily and Low Density Residential. Those areas have rear relationships to the adjacent Single Family areas. Staff feels that development within the Hillcrest neighborhood should resemble similar architectural styles as before. In the event that multifamily dwelling units are approved for this site staff would feel more comfortable with a PZD to ensure that building bulk, scale, and massing will be compatible with the neighborhood. Also the neighborhood action plan indicates a desire for “no net loss of housing.” The addition of this Multifamily area could replace the lost residential units at this site. Addition of Multifamily to this site opens up various possibilities regarding future development of the site. Development possibilities could result in zoning such as MF-12 (Multifamily District) or R-5 (Urban Residence District) resulting in multiple units on the site. Development in Multifamily areas are not always guaranteed to go through the site plan review process which could lead to development incompatible with the area’s neighborhood character. Two blocks to the west a Multifamily area exists at the northeast corner of University Avenue and West Markham Street. This application would result in an expansion of higher density housing eastward and leave only one block of “A” Street Single Family (The block immediately to the west). Addition of a new Multifamily area could be considered as chipping away at the edge of Hillcrest and may lead to similar requests on the north side of West Markham Street. The current Multifamily area is not developed to its full potential and additional units could be added to facilitate any additional demand. This proposed change is located near the intersections of two Arterials. A small Commercial area is indicated at the intersection of Van Buren and Markham July 7, 2005 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU05-04-02 5 Streets with building designs having a smaller footprint and are oriented primarily towards users of the West Markham Street corridor. These small businesses may only see a minimal positive affects by the addition of multifamily residents nearby. This residents could utilize nearby War Memorial Park and the convenience of bus service on West Markham Street. The established Multifamily area is located near a large Community Shopping area that could provide more services for potential residents, and also has additional bus service on the University Avenue corridor. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillcrest Residents Neighborhood Association, Heights Neighborhood Association, Sherrill Heights Garden Club, Prospect Terrace Neighborhood Association, Inc., Forest Park Neighborhood Assoc., Oak Forest Neighborhood Association, Hope Neighborhood Association, War Memorial Neighborhood Association Forest Hills Neighborhood Association, University Park Neighborhood Association, Briarwood Neighborhood Association, Evergreen Neighborhood Association, and South Normandy Property Owners Association. Staff has received one negative comment regarding this application. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (MAY 26, 2005) The item was placed on the consent agenda for deferral to the July 7, 2005 Planning Commission meeting. A motion was made to wavier the by-laws for a five-day notice to defer prior to the Planning Commission meeting. That motion was made and approved with a vote of 10 ayes, 0 noes, and 1 absent. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has not contacted staff regarding this application. The application remains unchanged. July 7, 2005 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: LU05-04-02 6 PLANNING COMMISSION ACTION: (JULY 7, 2005) The item was placed on the consent agenda for deferral to the August 18, 2005 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: G.1 FILE NO.: Z-7350-B NAME: Hillcrest Vista Apartments Revised Short-form PD-R LOCATION: Located at 5100 A Street DEVELOPER: Bell Croley Investments 2225 S. Main Street Little Rock, AR 72207 ENGINEER: Andrew Hicks Architects 3200 S. Shackleford Road, Suite 10 Little Rock, AR 72205 AREA: 1.08 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Extended Stay; 14 units total PROPOSED ZONING: Revised PD-R PROPOSED USE: Multi-family and Extended Stay; 24 units total VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission reviewed a proposal at their February 6, 2003, Public Hearing to allow the Markham Inn, Jimmy’s Serious Sandwiches and residentially zoned properties to begin a two (2) phase development. The applicant proposed Phase I to consist of the area south of “A” Street; the existing Markham Inn a three-story, 120 room hotel with a total building area of approximately 47,020 square feet and a single level structure that houses a restaurant. The motel was constructed in three phases. There were 132 parking spaces. The hotel property was not in operation as it was closed in August 2001. The applicant proposed PCD zoning to allow redevelopment of the site to occur. July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 2 The request for change in zoning was in preparation for the following improvements: The Markham Inn would become the Markham House Suites. The proposal was to renovate the former 120-room motel property. The renovation was to completely raze one building and convert 78 typical motel rooms into 7 one-bedroom units with kitchens and laundry utility rooms, and 20 two-bedroom suites with kitchens and laundry rooms. The remaining forty-two motel rooms would be completely renovated for a total of 69 rooms. The facility would also include a lobby/administrative area, recreational room, and laundry with a total building area of approximately 37,976 square feet. Other improvements included: Wrought iron fencing with masonry piers, asphalt-paved parking lot for 65 vehicles including three (3) marked for the handicapped, relocation of above ground utilities below ground, controlled electronic gates for the security of guests, improved exterior lighting directed inward towards the property, three (3) signage locations of 160 square feet in area each, abandonment of alley centered amidst the property, removal of the old parking pavement area and conversion to landscaped area, removal of wrought iron railings to be replaced with exterior brick and stucco, existing flat roof to be replaced with new sloped shingled roof and new fire protection sprinkles throughout the facility. A number of existing trees would be preserved at the corner of “A” and Harrison Streets. The single level restaurant structure located east of the hotel was to be sold to the current leased operator. The restaurant intended to expand 515 square feet (indicated on the previous site plan). The owner would, through a shared long-term lease agreement for 30 parking spaces, continue to operate. This restaurant’s operating hours were only from 11 am until 3 pm, Monday through Saturday and did not conflict with the hotel traffic. The restaurant owner had leased this property for the past 17 years. This request was approved by the Board of Directors at their April 15, 2003, Public Hearing by the adoption of Ordinance No. 18,857. The applicant also proposed a Phase II portion for development. Phase II was the area north of “A” Street and was the residential, townhouse development. The original application included the redevelopment of this portion of the site as a part of the overall PCD but at the suggestion of Staff and the Commission, the applicant withdrew the request for the area north of “A” Street and re-filed the application as a PD-R. Ordinance No. 18,856 adopted by the Little Rock Board of Directors on April 15, 2003, rezoned the area north of A Street from R-3, Single-family to PD-R. The Phase II portion of the development included the removal of four (4) single-family dwellings owned by the applicant on the “A” Street property north of Markham House Suites. This property would be developed into 14 full-furnished corporate dwellings with a mixture of 1 and 2 bedroom units. The units would be a mix of single story and 2-story buildings, with the 2-bedroom units being townhouses. The buildings were sited to take advantage of the existing topography and existing trees. An enclosed dumpster would July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 3 be located adjacent to the existing alley. Phase II also contained thirty-three (33) parking spaces. The applicant proposed the building exterior to be brick, siding, stucco and sloped shingle roofs which would be compatible with the architecture of the Hillcrest neighborhood. A. PROPOSAL/REQUEST: The applicant is now proposing a revision to the previously approved PD-R to allow the construction of 24 residential units on the site contained in two buildings. The applicant has indicated the buildings will all be two story structures and the architectural design will be compatible to the surrounding neighborhood. The applicant has indicated eight of the units will be one bedroom units and sixteen of the units will be two bedroom units. The applicant has indicated the one bedroom units will contain 800 square feet and the two bedroom units will contain 1024 square feet. The total building coverage has been indicated at 12,768 square feet or 27.1 percent. The site plan includes the placement of 44 on-site parking spaces. The applicant has indicated the units are designed to blend with the surrounding Hillcrest Neighborhood. The applicant has indicated the project is broken down into 2 separate buildings with porch shapes extending into the landscaped area. Additionally, the form of the buildings has been recessed so that the masses of the building start to read as separate forms. The applicant has indicated the design decisions help to avoid the “big flat box” effect that would not be acceptable for a design in this thriving neighborhood area. The applicant has indicated brick will be used at the base and the stair railing walls. According to the applicant, hardi-board siding will be used in two sizes to further break down the scale of the building, with precedents in craftsman type architecture representative of the bungalows in the area. Siding with a “shingle” pattern will be used in certain gable areas. Synthetic stucco will be used on the interior areas of the porches under the overhang to enhance the overall appearance. The applicant has indicated windows for the project will be single hung, neutral finish with interior mullions to reflect the windows of the architectural period of the neighborhood. The applicant has indicated roofing materials will be fiberglass shingles in a “quiet” color similar to those found in the area. The applicant has also indicated gable brackets will be added to add a visual feature that is found in representative houses throughout the area. The applicant has indicated the design of the north side of the project is intended to have fast growing deciduous shade trees to break sight lines between the proposed buildings and the single-family homes located across the alley to the July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 4 north. An example would be the “American Tulip”, a big shady tree which is found in the neighborhood. The applicant has indicated twelve of the units will be marketed as extended stay rooms by the Markham Villa Residential Suites located across A Street. The applicant has indicated persons visiting the major medical facilities from outside the City looking for a quiet place to reside during their stay will utilize these units. B. EXISTING CONDITIONS: The Markham House Suites is located south of the site across “A” Street. On the north side of West Markham, in this area, there is a mixture of office and commercial uses and south of the site is War Memorial Park. It appears “A” Street is the dividing line from the non-residential and residential uses in the area. A PCD for a prosthetic clinic is located north of “A” Street on the corner of “B” Street and Van Buren Street. Harrison Street is improved adjacent to the site with curb and gutter. “A” Street is an unimproved roadway. There is an existing functioning alley located on the north boundary of the property, which extends one-half way. The remainder of the alleyway serves as a drainage ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents Neighborhood Association, all property owners located within 200-feet of the site and all residents, who could be identified, located within 300-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. North Harrison would be classified on the Master Street Plan as a residential street. Dedicate right-of-way to match up-coming public project to improve Harrison Street. 2. A 20-foot radial dedication of right-of-way is required at the intersection of all abutting streets. 3. With site development, on A Street, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalk with the planned development. On Harrison Street, match drive aprons and improvements to future public project. 4. Repair or replace any existing curb, gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Plans of all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 5 way from Traffic Engineering at (501) 397-1817. 6. Storm water detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the age of the existing main, the developer will have to replace this line. CAW will participate in the cost of this main replacement. 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 #5 – West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Revision to a PD-R (Planned Development -Residential) for additional units within the development. A land use plan amendment for a change to Multifamily is a separate item on this agenda (File No. LU05-04-02). Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: “A” Street is shown as a Local Street and Van Buren Street is shown as a Minor Arterial on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Access to the development should be limited to A Street since it is a local street. These streets may require dedication of right-of-way will require half-street improvements. July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 6 City Recognized Neighborhood Action Plan: The applicant’s property is located in an area covered by “The Hillcrest Neighborhood Plan which is a detailed plan for the future of Hillcrest. The chapter on zoning and land use contains a goal of creating a different set of guidelines to guide development in Hillcrest. This goal is supported by the two objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the neighborhood’s character. One action statement supports this goal: “revise the land use map for the neighborhood to consolidate and eliminate certain land uses.” In the event of development of this property, it should resemble the adjacent neighborhood in size and scale and reflect the area’s unique atmosphere. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. This takes into account the reductions allowed within the designated mature areas of the city. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Tim Dowty was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated building elevations were a must to determine compatibility of the proposed development with the surrounding area. Staff also stated attention should be given to the upstairs units which would overlook the single-family homes located to the north. Staff requested additional information concerning the proposed uses of the site. Staff questioned the total number of units which would be marketed to extended stay and the total number of units which would be for rent as apartment units. Public Works comments were addressed. Staff stated North Harrison Street would be classified on the Master Street Plan as a residential street. Staff stated the required dedication would need to match the public project currently underway located to the north of the site. Staff also stated improvements would be required to A Street including a five foot sidewalk. Staff stated the dumpster was located adjacent to the single-family homes and should be relocated to be less intrusive to the residents of the area. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 7 H. ANALYSIS: The applicant submitted a revised site plan addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has provided building elevations and construction materials of the proposed units. The applicant has also indicated twelve of the units will be marketed as extended stay residences and twelve of the units will be rented as apartment units. The applicant has also indicated street improvements will be constructed per the Master Street Plan requirement. The applicant has not relocated the dumpster away from the single-family residences to the north. The applicant has indicated there is not a suitable place on the site to house the dumpster and allow access. The applicant has indicated any location on the site will be adjacent to single- family homes and feels the current location is the best suited. The applicant has indicated the buildings will be two story structures and the architectural design will be compatible to the surrounding neighborhood. The applicant has indicated eight of the units will be one bedroom units with 800 square feet of living space and sixteen of the units will be two bedroom units with 1,024 square feet of living space. The total building coverage has been indicated at 12,768 square feet or 27.1 percent. The site plan includes the placement of 44 on-site parking spaces. The ordinance would typically require the placement of 36 on-site parking spaces. The applicant has indicated the units are designed to blend with the surrounding Hillcrest Neighborhood. The applicant has indicated the project is broken down into 2 separate buildings with porch shapes extending into the landscaped area. Additionally, the buildings have been recessed so that the masses of the building start to appear as separate units. The applicant has indicated the design will help to avoid the “big flat box” effect. The applicant has indicated brick will be used at the base and the stair railing walls. According to the applicant hardi-board siding will be used in two sizes to further break down the scale of the building, with precedents in craftsman type architecture representative of the bungalows in the area. Siding with a “shingle” pattern will be used in certain gable areas. Synthetic stucco will be used on the interior areas of the porches under the overhang to enhance the overall appearance. The applicant has indicated windows for the project will be single hung, neutral finish with interior mullions to reflect the windows of the architectural period of the neighborhood. The applicant has indicated roofing materials will be fiberglass shingles similar to those found in the area. The applicant has also indicated gable brackets will be added to add a visual feature that is found in houses throughout the area. July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 8 The applicant has indicated the design of the north side of the project is intended to have fast growing deciduous shade trees to break sight lines between the proposed buildings and the single-family homes located across the alley to the north. Staff is not supportive of the applicant’s request. Staff feels the development of the site as proposed is not in character and keeping with the residential neighborhood. The previously approved site plan allowed for a development of the site with smaller buildings and the creation of the feeling of a patio home development. In staff’s opinion, the current development does not break the massing of the buildings and tends to have an institutional feel. The applicant has located the dumpster adjacent to the single-family neighborhood to the north. Staff feels this is not an appropriate location for the dumpster; both because of smell and noise. Staff feels the dumpster should be relocated into the site to allow a greater distance between the dumpster and the adjoining homes. Staff has some concerns with the proposed density of the development. Although staff is not opposed to density in the area, staff does have concerns with the overall density of the site as designed. The applicant has indicated each of the buildings will be two story buildings located adjacent to the rear yards of the single-family homes. The applicant has indicated landscaping to offer protection to the adjoining homes but in staff’s opinion, there should be additional protections. In staff’s opinion, the proposed development should be redesigned to allow for protection and compatibility to the adjoining homes and the neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. Staff stated the applicant had submitted a request dated May 25, 2005, requesting the item be deferred to the July 7, 2005, Public Hearing. Staff stated the applicant had indicated additional time was needed to meet with the Hillcrest Neighborhood Association. Staff stated the deferral request would require a By-law waiver for the late deferral request. Staff presented a recommendation of approval of the By-law waiver and the deferral request. A motion was made to approve the By-law waiver for the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 7, 2005 SUBDIVISION ITEM NO.: G.1 (Cont.) FILE NO.: Z-7350-B 9 PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was not present. There were no registered objectors present. Staff stated the applicant submitted a requested dated June 30, 2005, requesting this item be deferred to the August 18, 2005, Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: H FILE NO.: LU05-12-03 Name: Land Use Plan Amendment - 65th Street West Planning District Location: Southeast Corner Colonel Glenn and of Talley Roads Request: Light Industrial to Commercial Source: Pat McGetrick, Boen Enterprises PROPOSAL / REQUEST: Land Use Plan amendment in the 65th Street West Planning District from Light Industrial to Commercial. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant plans on constructing a retail store on the site. Staff is not expanding the application since the Land Use Plan in this area was reviewed within the last year. EXISTING LAND USE AND ZONING: The property is developed with one vacant single family home, currently zoned R-2 (Single Family District) and is 5 acres ± in size. North of the property is zoned I-1 (Industrial Park District) partly developed with an Office Showroom Warehouse Development and partly vacant. Further north is land zoned R-2 with several non conforming manufactured homes on site. Northeast of the property and on the opposite side of Shackleford Road is zoned R-2 with several single family homes. Further northeast is additional I-1 land developed with an Office Showroom Warehouse, and additional I-2 (Light Industrial District) land developed with various industrial uses. Immediately east of the application is undeveloped and forested land zoned R-2. Further east is additional I-2 land developed with the Fairway Lawns center. Further east and on the opposite side of Shackleford Road is an undeveloped POD (Planned Office District). South of the property is land zoned R-2 that is undeveloped and clear. Several single family homes are located along Talley Road. Further south is I-1 land developed with a Light Industrial complex. Southwest of the site is undeveloped and clear land zoned O-3. Further southwest of the application and fronting Interstate 430 is a PDO (Planned Development –Office) occupied by Remington College. Immediately west of the application is vacant and clear land zoned C-3 (General Commercial District). Further to the west and fronting Interstate 430 is C-4 (Open Display Commercial) land presently being developed as an automotive dealership. Northwest of the application is C-2 (Shopping Center District) which is occupied by Clear Channel Communications. Further northwest is additional July 7, 2005 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU05-12-03 2 land zoned C-3 and developed with a retail strip center, Wendy’s, and Pulaski Bank. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 19, 2005 a change was made at the southeast corner of David O. Dodd Road and Bowman Plaza Drive from Office to Commercial approximately three quarter miles southwest of the site to accommodate future development. On July 20, 2004 a change was made from Mixed Use to Mixed Office Commercial on the north side of 36th Street midway between Bowman Road and Interstate 430 just under one mile northwest of the application for future development. On November 18, 2003 a change was made from Mixed Office Commercial to Service Trades District on the northwest corner of Shackleford Road and W. 36th Street along Old Shackleford Road about three quarter miles north of the application to accommodate proposed development. On February 4, 2003 a change was made from Multifamily to Mixed Office Commercial on the southwest corner of Interstate 430 and W. 36th Street about three quarters of a mile north of the application to accommodate proposed development. On October 21, 2003 a change was made south of Bowman Plaza Drive from Office to Commercial about three quarter miles southwest of the application for future development. On January 16, 2001 a change was made from Mixed Use and Suburban Office to Commercial and Office immediately west of the application to accommodate proposed development. The applicant’s property is shown as Light Industrial on the Future Land Use Plan. The surrounding land to the north, south, and east shown is shown as Light Industrial Park Open strip buffers the Light Industrial area from Single Family areas on the north and east. Northwest of the application is an area shown as Suburban Office. Southwest of the application is Office and Suburban Office. Immediately west and northwest of the property is shown as Commercial and is part of a Commercial node indicated at the Colonel Glen – Interstate 430 Interchange. July 7, 2005 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU05-12-03 3 MASTER STREET PLAN: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan. Talley Road is shown as a proposed collector on the north side of Colonel Glenn Road and as a Local Street south of Colonel Glenn Road. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Currently none of the roads are built to standards adjacent to the property. Additional commercial at this site could result in congestion at the intersection. These streets will require dedication of right-of-way and may require street improvements. BICYCLE PLAN: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. PARKS: This application is in the West Central Parks Planning District. This park district recognizes that a large amount of area land is in flood plains that create many opportunities for recreation like trails, bikeways, passive recreation, and open space. There are no public parks within a mile of the proposed development. Two nearby schools, J.A Fair High School and Heritage Christian School, offer limited recreational opportunities with several ball fields. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is located in an area covered by the Stagecoach Dodge Neighborhood Action Plan. The Zoning and Land Use goal is to: “Maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non- residential development in area currently reserved for such uses on the Future Land Use Plan. One objective is to “provide adequate separation between residential and non-residential uses.” An action statement encourages non July 7, 2005 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU05-12-03 4 residential development to be west of Shackelford Road. This application is west of Shackelford Road but does not conform to the Future Land Use Plan. ANALYSIS: The applicant’s property is located near the developing Commercial area at the Interstate 430 Colonel Glenn Road interchange. Currently Commercial surrounds this interchange on both the east and west side, and is not completely developed. Less than three months ago a change to Commercial was approved on the western side of the interstate. This change added commercial fronting Bowman Plaza Drive. The addition of commercial at that location was to facilitate future development. Over recent years commercial construction has occurred just west of the applicant’s property. Currently under construction is the new Lander’s Auto Dealership which will occupy approximately half of the Commercial area southwest of the interchange. The Northwest part of the interchange has developed with several restaurants and retailers and the existing retail center appears partially vacant. Even though land in this area is developing, adequate land does exist for commercial development in the area on both sides of the interstate. This particular amendment would decrease the area shown as Light Industrial. The last time this area was reviewed no new developments had occurred in the Light Industrial area. At that time, however, several industrial uses did exist in the area. In recent years new developments have occurred resulting in the construction of several large Office Showroom Warehouses and other light industrial facilities. Part of the reason for new industrial development in the area could be a result of increased need for easy transportation and a location near west Little Rock. This light Industrial area is easily accessibly to Interstate 430 from Colonel Glenn Road and nearby Stagecoach Road. A change to Commercial would reduce the amount of prime Light Industrial shown on the plan. In Little Rock city limits there are only four areas shown as Industrial (Slackwater Harbor, 65th Street and Scott Hamilton, Asher Avenue, and Little Rock National Airport). Five Light Industrial areas are shown in the city (Otter Creek, Little Rock National Airport, the Shackleford Road Corridor, Sibley Hole, and Otter Creek). This Light Industrial area (the Shackleford Road Corridor) is closest to one of the fastest growing parts of Little Rock and could provide employment opportunities for west Little Rock residents. Possible employees and industrial traffic would be able to utilize easy access to Interstate 430. Converting this Light Industrial to Commercial could result in additional Light Industrial loss in the area. Since development has occurred in this Light Industrial area a change to Commercial could be premature. July 7, 2005 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: LU05-12-03 5 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Meadowcliff/Brookwood Neighborhood Association, Tall Timber Homeowners Association, South Brookwood Ponderosa, Pecan Lake Property Owners Association, Stagecoach-Dodd Neighborhood Association, Westwood Neighborhood Association, and John Barrow Neighborhood Association. Staff has not received any comments regarding this application. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This change would reduce an area that is well suited for Light Industrial and add additional Commercial land to an area where much Commercial land is undeveloped. PLANNING COMMISSION ACTION: (MAY 26, 2005) The item was placed on the consent agenda for deferral to the July 7, 2005 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant has not contacted staff regarding this application. The application remains unchanged. PLANNING COMMISSION ACTION: (JULY 7, 2005) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: H.1 FILE NO.: Z-7508-A NAME: Talley Centre Short-form PCD LOCATION: Located on the Southeast corner of Colonel Glenn Road and Talley Road DEVELOPER: Boen Enterprises, LLC 10600 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 5.01 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant and C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A rezoning request was filed for the December 18, 2003, Planning Commission Public Hearing. This item was withdrawn from the Commission’s agenda without prejudice prior to the public hearing. The applicant proposed the rezoning of 5 acres from R-2, Single-family to C-3, General Commercial District. A. PROPOSAL/REQUEST: The applicant is proposing a rezoning of the site from R-2, Single-family to PCD to allow the creation of a two lot plat and the development of the individual lots with C-3, General Commercial District uses and a restaurant facility. July 7, 2005 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-7508-A 2 The applicant has indicated proposed Lot 1 will contain 1.69 acres and a 6,400 square foot restaurant without drive-through service. The applicant has indicated 104 parking spaces on the proposed site plan. The hours of operation are proposed from 7:00 am to 11:00 pm seven days per week. The applicant has indicated proposed Lot 2 will contain 2.54 acres and 26,400 square feet of retail space with C-3, General Commercial District uses as allowable uses for the site. The applicant has indicated 151 parking spaces on the site. The hours of operation are proposed as 7:00 am to 10:00 pm seven days per week. B. EXISTING CONDITIONS: The site contains two single-family structures, one at the southwest corner and one at the northwest corner. The remainder of the property is undeveloped and tree covered. The general area contains a mixture of uses and a large amount of undeveloped property. There are office/warehouse uses across Colonel Glenn to the north, with the Clear Channel facility, a restaurant, a bank and a strip center to the northwest. There is undeveloped R-2 zoned property immediately east and south of the property. There are industrial uses further east and south along Shackleford Road. There is a commercial subdivision under development across Talley Road to the west with a new automobile dealership near completion and a new hotel just beginning construction. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association, the Stagecoach Dodd Neighborhood Association, all owners of property located within 200-feet of the site and all residents, who could be identified, located within 300-feet of the site were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55-feet from centerline will be required. Note: Plans indicate 45-feet. 2. The proposed land use would classify Talley Road on the Master Street Plan as a commercial street. Dedicate right-of-way 30-feet from centerline as shown on the plan. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the roads. 4. With site development, provide the design of these streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5-foot sidewalks with the planned development. Sidewalks are July 7, 2005 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-7508-A 3 required on both street frontages. 5. Plans of all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 8. Storm water detention ordinance applies to this property as indicated on the plans. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots on Talley Road must be located a minimum of 250-feet from the future, adjacent right-of-way line of Colonel Glenn Road and share a single driveway access centered on the property line. The shared drive should be opposite the commercial drive located to the west. The width of driveway must not exceed 36-feet. On Colonel Glenn Road, the principal arterial, the driveway must be located 300-feet from the adjacent right-of-way line of Talley Road. 10. For Lot 1, head in parking must face Talley Road so parking aisles are located as far as practicable away from the right-of-way. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code of Ordinances. Contact Traffic Engineering at (501) 379-1813 for additional information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will July 7, 2005 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-7508-A 4 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 a CATA bus route. CATA Bus Route #14 (Rosedale Route) is located to the east along Colonel Glenn and Shackleford Roads. 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 rezoning from R-2 (Single Family Residence District) to PCD (Planned Commercial Development) for construction of a retail center and restaurant with C-3 (General Commercial District) uses allowable on site. A land use plan amendment for a change to Commercial is a separate item on this agenda (File No. LU05-12-03). Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan. Talley Road is shown as a proposed collector on the north side of Colonel Glenn Road and as a Local Street south of Colonel Glenn Road. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Currently none of the roads are built to standards adjacent to the property. These streets will require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use goal is to: “Maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently reserved for such uses on the Future Land Use Plan. One objective is to “provide adequate separation between residential and non-residential uses.” An action statement encourages non residential development to be west of July 7, 2005 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-7508-A 5 Shackelford Road. This application is west of Shackelford Road but does not conform to the Future Land Use Plan. Landscape: The plan submitted does not provide for the average 37-foot wide street buffer along Colonel Glenn Road, nor the average 17.7-foot wide street buffer required along Talley Road. Additionally, a portion of the proposed on-site landscape strip along Colonel Glenn Road is less than the minimum 6-feet 9-inch width allowed by the landscape ordinance. A variance of the landscape ordinance requirement will necessitate City Beautiful Commission approval. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern and southern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree-covered site. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of 6-inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the developers were requesting a rezoning of the site from R-2, Single-family to PCD to allow the creation of a two lot plat and the development of the site with a restaurant and a strip retail center. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide additional information concerning proposed signage. Staff also requested the applicant provide details concerning the total building coverage in the general notes section of the proposed site plan. Public Works comments were addressed. Staff stated the indicated right-of-way for Colonel Glenn Road was not adequate to meet the Master Street Plan requirement. Staff also stated a 20-foot radial dedication would be required at the intersection of Colonel Glenn Road and Talley Road. Staff stated the proposed head in parking located along Talley Road should be located as far as practicable away from the right-of-way to ensure sight distance. July 7, 2005 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-7508-A 6 Landscaping comments were addressed. Staff stated the proposed site plan did not comply with the minimum ordinance requirements. Staff suggested the applicant meet with staff individually to ensure compliance. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing some of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated proposed signage would comply with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. The applicant has also indicated the total building coverage in the general notes section of the proposed site plan. The applicant has increased the right-of-way dedication along Colonel Glenn and indicated a 20-foot radial dedication to meet current Master Street Plan requirements. The applicant is proposing a rezoning of the site from R-2, Single-family to PCD to allow the creation of a two lot plat and the development of the individual lots with C-3, General Commercial District uses and a restaurant facility. The applicant has indicated proposed Lot 1 will contain 1.69 acres and a 6,400 square foot restaurant without drive-through service. The applicant has indicated the building will cover nine percent of the site and thirty percent of the site will be landscaped. The applicant has indicated 104 parking spaces on the proposed site plan. The ordinance would typically require the placement of 64 parking spaces for a restaurant use. The hours of operation are proposed from 7:00 am to 11:00 pm seven days per week. The applicant has indicated proposed Lot 2 will contain 2.54 acres and 26,400 square feet of retail space with C-3, General Commercial District uses as allowable uses for the site. The applicant has indicated 151 parking spaces on the site. The ordinance would typically require the placement of 88 parking spaces on the site for a commercial development utilizing C-3, General Commercial District uses. The placement of a restaurant within the development would be considered at one space per one hundred square feet of gross floor space. A restaurant was not considered when assigning the required parking for the proposed development. The applicant has indicated building coverage will be twenty-three percent of the site and twenty percent of the site will be landscaped. The hours of operation are proposed as 7:00 am to 10:00 pm seven days per week. The applicant has not addressed staff’s concerns with regard to driveway placement along Colonel Glenn Road or redesigned the indicated parking July 7, 2005 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-7508-A 7 adjacent to the Talley Road right-of-way. The applicant has removed access to proposed Lot 1 from Talley Road but has not indicated the driveway location across Talley Road as requested by staff to ensure alignment with the drive located across the street for proposed Lot 2. The indicated driveway along Colonel Glenn Road does not allow sufficient spacing to meet current ordinance requirements. Staff is not supportive of allowing the driveway as currently proposed. The indicated parking for proposed Lot 2 creates a “T” Type intersection near the roadway, which in staff’s opinion will cause traffic conflicts and result in the backing of cars onto Talley Road. Staff is not supportive of the applicant’s request for a rezoning of this site. The City’s Future Land Use Plan designates the property as Light Industrial. The applicant has filed a land use plan amendment for a change to commercial which is a separate item on this agenda. Staff feels that a rezoning of this property to commercial is premature, given the large amount of undeveloped commercial property (zoned C-2, C-3 and C-4) to the west, at the intersection of I-430 and Colonel Glenn Road. This property is part of a large light industrial corridor along Shackleford Road as shown on the City’s Future Land Use Plan. Although a future rezoning of this property could be a viable option, staff feels that the removal of the property from the light industrial corridor is inappropriate at this time. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of withdrawal. Staff stated the applicant had July 7, 2005 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-7508-A 8 submitted a request dated July 6, 2005, requesting the item be withdrawn from consideration without prejudice. Staff stated they were supportive of the request but the request would require a waiver of the Planning Commission’s By-laws with regard to the late request for a withdrawal. There was no further discussion of the item. A motion was made to waive the Commission’s By-laws with regard to the late withdrawal request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. The chair entertained a motion for placement of the item for inclusion on the consent agenda for withdrawal. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: I FILE NO.: Z-7837 NAME: Fair Hills Circle Short-form PD-R LOCATION: Located on the Southeast corner of West Markham Street and Fairhills Circle DEVELOPER: Mike Ranson 7 Valley Forge Little Rock, AR 72212 ENGINEER: Butler Surveying 5323 John F. Kennedy Boulevard North Little Rock, AR 72216 AREA: 0.45 acres NUMBER OF LOTS: 3 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 – Patio Homes VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the development of this site with three patio homes through a Planned Residential Development. The applicant has indicated each of the homes will be contained on individual lots with a cross access easement extending from Fairhills Circle to serve the site. The applicant has indicated each of the homes will contain a minimum of 1600 square feet of heated and cooled space and be constructed of brick or brick and siding fronts with siding on the sides and rears. The applicant has indicated each of the units will have a two car garage, three bedrooms, two or two and one half baths, granite counter-tops in the kitchen, a full laundry room and storage off the garage. The applicant has indicated each of the units will have usable living space outdoors. Fencing is July 7, 2005 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-7837 2 being proposed along the southern property line as well as a retaining wall with a maximum height of six feet. B. EXISTING CONDITIONS: The site is located near the West Markham/Mississippi Avenue intersection. The area is predominately single-family with a church located at the southeast corner of Mississippi Avenue and West Markham Street and an elementary school located on West Markham west of the site. Fairhills Circle is a narrow residential street with five homes located on the cul-de-sac. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Briarwood Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. West Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 40-feet from centerline will be required (special reduced standard for West Markham Street is 70-feet with 80-feet near intersections). 2. The proposed land use would classify Fairhills Circle on the Master Street Plan as a local street. Dedicate right-of-way 25-feet from centerline. In addition, a 20-foot radial dedication is required at the intersection of the streets. 3. As appropriate, provide a survey or plat showing the existing and proposed right-of-way widths. 4. Provide a preliminary site grading plan showing all slope bank areas and retaining walls. Embankments should be 3:1 or flatter. Retaining wall height is limited to 15-feet before terracing is required. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. No residential waste collection service will be provided on the proposed private drive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. July 7, 2005 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-7837 3 Center-Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. T A water main extension and additional hydrant(s) will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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 #5 the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 (Single Family District) to PD-R (Planned Development -Residential) for construction of three single-family patio homes on the three proposed lots. Because of the small scale of this project staff believes an amendment to the Land Use Plan is not applicable at this time. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Fair Hills Circle is shown as a Local Street and West Markham Street is shown as a Minor Arterial on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties and the purpose of a Minor Arterial is to provide connections to and through an urban area. This site is near the Mississippi Street-Markham intersection which is oftentimes congested during peak travel times. In the event of approval of this application staff feels that access to the patio homes should be off of Fair Hills Circle, the Local Street, to minimize impact on Markham Street, a Minor Arterial. West Markham Street and Fair Hills Circle may require dedication of right-of-way, may require street and sidewalk improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Briarwood Neighborhood Action Plan. The Land Use and July 7, 2005 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-7837 4 Zoning goal is “To maintain the character of homes in the Briarwood Neighborhood,” with an action statement, “Identify rental property in the neighborhood to maintain the character of the neighborhood.” This neighborhood action plan indicates a concern for rental property in the neighborhood. This proposal would construct three new single-family patio homes, which could result in additional home ownership for the area. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Mike Ranson was present representing the request. Staff stated the developer was proposing a PD-R to allow the creation of a four lot plat and the construction of four patio homes on the site. Staff indicated to Mr. Ranson they felt this too intense a development for the site. Staff stated with the development of the site with four units, this did not leave any livability space on site for the residence. Mr. Ranson stated he would consider reducing the number of homes on the site and would work with an architect to revise the plan. Staff also questioned the indicated parking pads. Mr. Ranson stated the design would include the construction of two car garages on each of the units and the indicated parking pads would be removed. Staff questioned if there would be a development sign. Mr. Ranson stated there would not be a sign identifying the development. Public Works comments were addressed. Staff stated a preliminary grading plan would be required. Mr. Ranson stated the site did not have a significant elevation change. He stated he would provide details as requested by staff. Staff indicated dedication of right-of-way would be required along West Markham Street. Staff requested a survey indicating the current right-of-way along each of the roadways. Staff noted no garbage collection would be provided along the indicated driveway easement. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has reduced the number of proposed lots and residences to three single-family detached patio homes and increased the total lot area for each of the proposed units. The applicant has also indicated each of the units will contain a two car garage. The applicant has indicated there will not be a development sign contained on the site. The applicant has indicated a location for garbage cans adjacent to Fairhills Circle. The applicant has also indicated the right-of-way for July 7, 2005 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-7837 5 both Fairhills Circle and West Markham Street on the revised survey. The indicated right-of-ways are sufficient to meet the current Master Street Plan requirements. The applicant has indicated each of the homes will be contained on individual lots with a cross access easement extending from Fairhills Circle to serve the site. The applicant has indicated each of the homes will contain a minimum of 1,600 square feet of heated and cooled space and be constructed of brick or brick and siding fronts with siding on the sides and rears. The applicant has indicated each of the units will have a two car garage, three bedrooms, two or two and one half baths, granite counter-tops in the kitchen, a full laundry room and storage off the garage. The applicant has indicated the units will be two story with a building footprint of 1,248 square feet. The applicant has indicated proposed Lot A with 4,170 square feet, proposed Lot B containing 5,440 square feet and proposed Lot C containing 5,045 square feet. Fencing is being proposed along the southern property line as well as a retaining wall with a maximum height of six feet. Staff is not supportive of the applicant’s request. Staff feels the development is not compatible with the surrounding area. Staff feels the development of the site with three units and the reduced yard area is not in keeping with the homes in the area. The applicant has indicated reduced setbacks on each of the indicated lots. The indicated rear yard and side yard setbacks are not comparable to the existing homes located in the area. With the indicated site plan there is no parking available outside the garage area forcing guests to park on Fairhills Circle. This roadway is a narrow roadway and does not lend itself to street parking. Staff feel the applicant should consider reducing the overall density of the development to allow for additional livable space outside the residences and develop more consistently with the area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were registered objectors present. The chair stated there were only eight Commissioners present. The chair stated typically when there was fewer than nine Commissioners present the applicant was offered the option of a deferral. Staff stated the deferral would be to the July 7, 2005, Public Hearing. The applicant indicated a deferral was being requested. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. July 7, 2005 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-7837 6 STAFF UPDATE: The applicant submitted a revised site plan to staff indicating the development of the site with two lots and a single family home on each of the indicated lots. Staff is supportive of the applicant’s request. The applicant has indicated a shared driveway extending from Fairhills Circle to serve the lots limiting the number of proposed cuts extending from the roadway. The revised site plan allows for additional outdoor living area to address staff’s concerns and in addition the revised site plan allows areas on the site for resident and guest parking. Staff recommends approval of the applicant’s revised site plan subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the applicant’s request to allow the placement of two residential units on the site subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: J FILE NO.: Z-7838 NAME: Rush Engine DBA Triumph of Arkansas Short-form PCD LOCATION: located at 4100 South University Avenue DEVELOPER: Rush Evans Engineering and Construction 3925 Asher Avenue Little Rock, AR 72204 ENGINEER: Chambers Construction Company 55 Marcella Drive Little Rock, AR 72223 AREA: 12.240 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Commercial District uses PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District uses and Sales and Outdoor Display of Motorcycles VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of this site located at 4100 South University Avenue from C-3, General Commercial District to PCD to allow for a mixed use development. The applicant is requesting to utilize the site for motorcycle sales and outdoor display, office warehousing and C-3, General Commercial District uses. The applicant has indicated the actual development will involve seven acres with the remainder of the site located within the floodway. The applicant has indicated three buildings will be constructed and is requesting the placement of July 7, 2005 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-7838 2 lot line within the proposed development. The applicant has indicated the intent is not to sell the buildings individually but is requesting this option as a part of the approval by allowing the creation of three lots. The proposal includes the construction of three new buildings. The applicant has indicated Building A will contain 10,500 square feet, Building B will contain 5,250 square feet and Building C will contain 27,700 square feet. The site plan includes the placement of 146 parking spaces. The total building square footage proposed is 43,450 square feet. The applicant is requesting the placement of building signage and a free standing sign. The applicant has indicated signage along the street side for each of the buildings. The applicant has also indicated signage along the northern building façade of proposed Building A. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Saturday. B. EXISTING CONDITIONS: The site contains several older buildings which are currently being demolished. The area is located adjacent to the floodway and has a large power transmission line running through the site. There are commercial uses located in the area at the Asher/Colonel Glenn/University Avenue intersection. To the south of the site is a large drainage way. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Geyer Springs Neighborhood Association, the Meadowcliff Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Grading should stop at the site to all final zoning approvals are obtained. Final site grading and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to the property. The project would qualify for a contribution in-lieu of construction at the time of the building permit. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-86 prior to construction. Minimum floor elevations will be required. July 7, 2005 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-7838 3 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot wide access easement is required adjacent to the floodway boundary. 5. Private access is proposed for these lots. In accordance with Section 31-207, private street should be constructed to public street standard. A minimum access easement width of 45-feet is required and street width of 24-feet from back of curb to back of curb. 6. In accordance with section 31-210(h)(7), parking spaces shall not be permitted to back into an access easement. 7. Provide a site plan on a scale suitable to document compliance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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 a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has July 7, 2005 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-7838 4 applied for a revision to an existing PCD (Planned Commercial Development) to allow motorcycle sales and display. The request does not require a change to the Land Use Plan. Bicycle Plan: A Class I bikeway is shown south of the development at the Fourche Creek. A Class I bikeway is built separate from or alongside a road. This application will not affect the bikeway. Master Street Plan: University Avenue is constructed with a center median and is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Since this application is in an established shopping center additional curb cuts should not be necessary. University Avenue may require dedication of right-of-way and street and sidewalk improvements. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) The applicant was not present. Staff presented an overview of the proposed request indicating they would contact the applicant directly to clarify the outstanding issues associated with the proposed request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revise site plan to staff addressing most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated the potential uses of the site, the desire to create lots from the proposed development and provided a topographical survey of the site. The applicant has indicated the actual development will involve seven acres with the remainder of the site located within the floodway. The applicant has indicated three buildings will be constructed and is requesting the placement of lot line within the proposed development. The applicant has indicated the intent is not to sell the buildings individually but is requesting this option as a part of the approval. The applicant has also identified an area as a truck court for deliveries behind the proposed warehouse building. July 7, 2005 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-7838 5 The proposal includes the construction of three new buildings. The applicant has indicated Building A will contain 10,500 square feet, Building B will contain 5,250 square feet and Building C will contain 27,700 square feet. The site plan includes the placement of 146 parking spaces. The total building square footage proposed is 43,450 square feet. Based on the total building square footage the development would typically require the placement of 144 parking spaces. Staff feels with the placement of a cross access and parking agreement the indicated parking is adequate to meet the typical minimum parking required per the zoning ordinance. The applicant has not indicated such an access and parking arrangement. Staff feels this should be put in place to allow the development to function as a single development while allowing the applicant the flexibility to sell lots in the future. The applicant is requesting the placement of building signage and a free standing sign. The applicant has indicated signage along the street side for each of the buildings. The applicant has also indicated signage along the northern building façade of proposed Building A. The ordinance typically requires all signage to face a street frontage. Staff is supportive of the applicant’s request for the placement of the indicated signage along the northern façade. The applicant has indicated the placement of two 3-foot by 7-foot signs to advertise the two brands of vehicles that will be sold from the site. Staff does not feel the indicated signage will have any adverse impact on the adjoining properties. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Saturday. The indicated hours are consistent with the hours of operation of the nearby commercial uses. Staff is supportive of the applicant’s request. The applicant has indicated the development of the site with three buildings in three phases. The applicant has also indicated the creation of lot lines within the development to allow the future sale of individual buildings should the opportunity arise. The proposed site plan does not indicate the proposed parking as a cross parking agreement and the indicated drives as cross access and utility easements. Staff feels if the development is proposed with cross access and cross parking the development will function as a single development and address the needs of parking and access to the individual lots should a sale occur in the future. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels in addition to the allowable C-3, General Commercial District uses allowed on the site, the allowance of motorcycle sales and display for the site is an appropriate use for the property. July 7, 2005 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: Z-7838 6 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was not present. Staff stated the applicant had failed to respond to the comments raised at the May 5, 2005, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the July 7, 2005, Public Hearing. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the applicant’s request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: K FILE NO.: Z-6090-B NAME: Indiana Avenue Revised Short-form PD-R LOCATION: Located at 7208 and 7212 Indiana Street DEVELOPER: Flagship Homes, LLC 11200 Mara Lynn #2 Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 0.688 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family and PD-R (two-family residential) ALLOWED USES: Single-family and two family residences PROPOSED ZONING: Revised PD-R PROPOSED USE: Two-family residential VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated March 30, 2005, requesting this item be deferred to the July 7, 2005, Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated March 30, 2005, requesting the item be deferred to the July 7, 2005, Public Hearing. Staff stated they were supportive of the deferral request. July 7, 2005 SUBDIVISION ITEM NO.: K (Cont.) FILE NO.: Z-6090-B 2 There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for Deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: Staff recommends this item be deferred to the August 18, 2005, public hearing. The applicant has city staff are working to resolve outstanding issues related to drainage and detention ordinance. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferred to the August 18, 2005, public hearing. Staff stated the applicant and staff were working to resolve outstanding issues related to drainage and detention. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 1 FILE NO.: S-45-A-63 NAME: Fairway Woods Phase VII Preliminary Plat LOCATION: Located South of Baseline Road, North of Legends Drive DEVELOPER: H & L Properties 505 Dixon Road Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 7.05 acres NUMBER OF LOTS: 7 FT. NEW STREET: 400 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03 VARIANCES/WAIVERS REQUESTED: None requested. Staff recommends this item be deferred to the August 18, 2005, Public Hearing to allow staff and the applicant additional time to resolve outstanding issues related to the proposed request. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the August 18, 2005, Public Hearing to allow staff and the applicant additional time to resolve outstanding issues related to the proposed request. July 7, 2005 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-63 2 There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 2 FILE NO.: S-521-K NAME: Oxford Valley Addition Preliminary Plat LOCATION: Located East of Legion Hut Road on Oxford Valley Drive DEVELOPER: The Woodcrest Company, LLP 4801 North Hills Boulevard North Little Rock, AR 72216 ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72216 AREA: 7.898 acres NUMBER OF LOTS: 26 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for the development of 152 single-family lots in August of 1973. The property was to be developed as single-family with conventional design of streets and utility systems. The developer began development of the subdivision, installed the required infrastructure, including portions of the required streets, and final platted several of the proposed lots. On December 13, 1983, the Planning Commission approved a revision to the previously approved preliminary plat. The applicant requested a revision to eliminate the street connecting the subdivision to the adjacent mobile home park. The street was not dedicated since the final plat had not been signed. After closure of the street, the July 7, 2005 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-K 2 resulting area was to be used to create an additional lot. On February 20, 1987 a final plat for nineteen lots was executed. On March 3, 1987, Oxford Valley Drive was dedicated as a public street. The applicant later requested a vacation of the plat. The Board of Directors at their December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation. On June 3, 2004, the Little Rock Planning Commission approved the request for a preliminary plat to reestablish 13 lots contained within 3.153 acres along Oxford Valley Drive and Legion Hut Road. The development had in place the curb and gutter along Oxford Valley Drive as well as water and sewer service. The applicant indicated an average lot size of 64 feet by 119 feet or 8,806 square feet. No waivers or variances were being sought as a part of the platting action. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of this 7.898 acre tract into 26 single- family lots resulting in a density of 3.67 units per acre. The applicant has indicated the average lot size is seventy-four feet by one hundred nineteen feet or 8,806 square feet. The development has in place curb and gutter along Oxford Valley Drive. There is not a sidewalk in place. Water and sewer service is available to the proposed lots. The applicant is also requesting the removal of the existing barricade located near the intersection of Legion Hut Road and Oxford Valley Road. The applicant has indicated the barricade was put in place several years ago by the action of the Board of Directors to address residents concerns with cut-through traffic, illegal dumping and loitering in the area. The applicant has indicated he feels his new subdivision should be a part of the community and not be isolated from the area by the barricade. The applicant has indicated with the development of new homes the concern of illegal dumping and loitering should be addressed and resolved. B. EXISTING CONDITIONS: The site involves a portion of previously platted subdivision of approximately 176 single-family lots. The street system and other improvements are in place, with construction to residential standards. Only a portion of the lots were final platted and developed with single-family homes. New homes are currently under construction on Oxford Valley Drive. July 7, 2005 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-K 3 Oxford Valley Drive is constructed with curb and gutter but no sidewalk is in place. The roads have been barricaded at Legion Hut Road to prevent cut- through traffic in the area. There is an existing large mobile home park located to the north of the site accessed from Legion Hut Road and to the southeast fronting Chicot Road. There are large areas of vacant land north and south of the site. Single-family homes are located to the northwest of the site in the Shiloh Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received comments from the Legion Hut Neighborhood concerning the proposed removal barricade and the proposed development of the subdivision. All abutting property owners, Southwest Little Rock United for Progress, Oxford Valley Homeowners Association and Legion Hut Neighborhood Association were notified of the public hearing. The City does not currently have contact information for the Shiloh Property Owners Association on file. 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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer on site. Existing easements must be shown for all existing sewer mains. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Water mains are existing in this area. No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. July 7, 2005 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-K 4 County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. William McClain was present representing the request. Staff presented an overview of the request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the average size of the lots, the minimum lot size, the source of water supply, the means of wastewater disposal, the number of lots and a phasing plan in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated any broken curb and gutter or sidewalk that was damaged in the public right-of-way would be required to be repaired prior to occupancy. Staff also stated the storm water detention ordinance would apply to the property. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff on June 22, 2005, addressing the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the average lot size, the minimum lot size, the source of water, the means of wastewater disposal, the number of lots and a phasing plan in the general notes section of the proposed preliminary plat. The applicant has also indicated sidewalks will be added to the proposed subdivision and an area of detention for the proposed subdivision. The applicant has indicated an average lot size of 73.25-feet by 120-feet or 8,790 square feet. The applicant has indicated a minimum lot size of 70-feet by 120-feet or 8,400 square feet. The applicant has indicated the source of water as Central Arkansas Water, the means of wastewater disposal as Little Rock Wastewater Utility and the development of 25 lots in a single phase. July 7, 2005 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-521-K 5 The applicant is requesting the Commission review and forward a recommendation to the Board of Directors concerning the previously installed barricade located at Legion Hut Road and Oxford Valley Drive. The barricade was put in place by a Resolution adopted by the Board of Directors several years ago. The applicant has indicated with the development of the area with single- family homes the barricade is no longer necessary. The applicant has stated they feel the barricade should be removed to allow the newly constructed homes to become a part of the overall neighborhood and allow the homeowners access to all the public streets in the area. Staff is supportive of the proposed subdivision. The applicant has indicated lot development standards similar to the previous phases of the Oxford Valley Subdivision. The indicated lot widths, lot depths, and lot areas are sufficient to meet the minimum requirements of the Subdivision Ordinance. To staff knowledge, there are no outstanding issues associated with the proposed request. Staff feels if the proposed lots are developed as indicated they should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 3 FILE NO.: S-867-WWWWW NAME: Chenal Valley Phase 30 and 31 Preliminary Plat LOCATION: Located on LaMarch Drive, East of Falstone Boulevard DEVELOPER: Deltic Timber Corporation 7 Chenal Club Boulevard Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 115 acres NUMBER OF LOTS: 227 FT. NEW STREET: 14,400 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: A waiver of the Master Street Plan requirement of sidewalk construction and the allowance of an alternative pedestrian circulation system within the subdivision. Staff recommends this item be deferred to the August 18, 2005, Public Hearing to allow staff and the applicant additional time to review proposed street design and lot development standards. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the August 18, 2005, Public Hearing to allow staff and the applicant additional time to resolve outstanding issues related to the proposed request. July 7, 2005 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-867-WWWWW 2 There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 4 FILE NO.: S-1339-A NAME: Villa Vista Subdivision Preliminary Plat LOCATION: Located South of West 36th Street, East of Tudor Drive DEVELOPER: John McCormack 2608 West 7th Street Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 27.72 acres NUMBER OF LOTS: 103 FT. NEW STREET: 4255 LF CURRENT ZONING: R-2, single-family PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On May 9, 2002, the Little Rock Planning Commission recommended approval of a proposed subdivision and several variances requested related to certain lot development standards. The Board of Directors approved the variance request at their June 20, 2002, Board of Directors meeting. The applicant proposed to subdivide this 27.716-acre site into 94 single-family residential lots. The lots were to be accessed from West 36th Street and West 38th Street and James Aulwes Drive were to be extended into the subdivision. The proposed preliminary plat would be final platted in five phases with 21 lots being developed in the first phase and 16 lots in the final phase. The applicant proposed an average lot size of 60-foot by 120-foot (7200 square foot lots). The applicant proposed an area for storm water detention located near West 36th Street. July 7, 2005 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1339-A 2 March 20, 2003, the Little Rock Planning Commission approved a request for a deferral of the Master Street Plan requirement to construct West 36th Street and a request for a reduced standard for West 36th Street adjacent to the development. The proposed request was to allow the continuation of the special reduced width cross section of an 80’ wide right-of-way for West 36th Street. The applicant indicated West 36th Street near the Villa Vista Subdivision entrance would be widened to 48 feet to provide turn lanes into and out of the subdivision. The applicant also requested a deferral of the Master Street Plan requirement to widen West 36th Street until no later than Phase 3 of subdivision construction. A. PROPOSAL/REQUEST: The applicant is now proposing the subdivision of this 27.72 acre tract located on the south side of West 36th Street, near Dartmouth Drive, into 103 single-family residential lots. The applicant has indicated an average lot size of 62-feet by 120-feet or 7,440 square feet in area. The applicant has indicated the proposed development will result in a density of 3.71 units per acre, consistent with single- family development per the City Future Land Use Plan. The applicant has indicated there will be 4,255 linear feet of new public-street added to the City street network. Please see the analysis section of this report for additional information and details concerning the proposed development. B. EXISTING CONDITIONS: The site is a vacant tree covered site with R-2 zoning. The area to the south is also a vacant tree covered site also zoned R-2. Single-family subdivisions abut the site to the east and west. The area to the north is Keningston Subdivision, a subdivision still developing. Other uses in the area include an elementary school on Romine Road and Multi-family housing to the west and two churches to the east located along West 36th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from the neighborhood. All abutting property owners along with the Keningston, John Barrow and Westbrook Neighborhood Associations were notified of the Public Hearing. July 7, 2005 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1339-A 3 D. ENGINEERING COMMENTS: Public Works Conditions: 1. West 36th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required. Centerline is located 12 feet north of the south curb line. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Street widening to 24 feet from centerline is required west of the entrance. East of the entrance, a short acceleration taper is required to tie into existing curb. 4. Drainage crossings coming under West 36th must be piped to the detention pond. This also includes water in the roadside ditch. 5. Storm water detention ordinance applies to this property. Allowable discharge will be determined and limited by the capacity of downstream facilities. The south portion of the property that drains to the south also requires detention. 6. The curves on Villa Vista Loop must have a 75-foot minimum radius. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. No pump station will be allowed for this project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at July 7, 2005 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1339-A 4 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located on CATA Bus Route #14, the Rosedale Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff presented the item indicating a plat was previously approved for the site but had since expired. Staff noted the applicant was requesting the creation of 103 single-family lots on the site. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide details concerning the proposed phasing plan and the average width of several lots to ensure compliance with the Subdivision Ordinance requirement for lot depth to width ratios. Public Works comments were addressed. Staff noted dedication of right of way along West 36th Street would be required. Staff also stated street improvements would be required along with sidewalk construction. Staff stated detention would be required along the southern perimeter of the site in addition to the indicated detention pond located near West 36th Street. Staff noted comments from various other reporting departments and agencies suggesting Mr. McGetrick contact them individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated a phasing plan along with the average widths of the cul-de-sac lots. The applicant has also indicated storm water detention along the southern property line as requested by staff. The applicant has indicated storm water detention will be addressed by the placement of a detention pond near the July 7, 2005 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1339-A 5 northern boundary of the proposed preliminary plat and along the southern boundary of the proposed preliminary plat. Staff feels the indicated detention should address detention needs of the proposed preliminary plat. The applicant has indicated 39 lots will be constructed in the first phase and 64 lots will be constructed in the second phase. The applicant has also indicated 4,255 linear feet of new street will be added as a result of the new subdivision. The applicant has indicated the new roadways will be constructed to Master Street Plan standard. In addition the applicant has indicted boundary street improvements will be completed to West 36th Street. The subdivision is proposed with an average lot size of 62-feet by 120-feet or 7,440 square feet. The applicant has indicated an average lot depth on indicated cul-de-sac lots to ensure compliance with the Subdivision Ordinance with regard to the lot depth to width ratio requirement. The applicant has also indicated a ten foot restrictive access easement along the rears of the lots abutting West 36th Street, as required by the Subdivision Ordinance for double frontage lots abutting an arterial roadway. The indicated lots all appear to comply with minimum ordinance requirements. Staff is supportive of the proposed subdivision request. The applicant has indicated the subdivision of this 27.716 acre tract into 103 single-family lots resulting in an overall density of 3.71 units per acre. The indicated density is well within the allowable density of single-family development per the City’s Future Land Use Plan. The proposed subdivision appears to meet all the minimum requirements of the Subdivision Ordinance. Staff feels if the proposed subdivision is developed as indicated there will be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 5 FILE NO.: S-1428-A NAME: Waters Edge Estates Revised Preliminary Plat LOCATION: Located North of David O’ Dodd Road, East of I-430 DEVELOPER: H & L Properties, Inc. 505 West Dixon Road Little Rock, AR 72209 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 52.31 acres NUMBER OF LOTS: 156 FT. NEW STREET: 5,800 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: A preliminary plat was reviewed and approved for this site in October of 2003. The applicant proposed to subdivide this 51 acre site into 165 single-family lots. The lots average sixty-five by one hundred twenty feet or 7,800 square feet in area. The proposed subdivision was to be developed in two phases with sixty lots in Phase I and 64 lots in Phase II. The applicant proposed the placement of 5,800 linear feet of new public street to serve the proposed subdivision. The proposed development required variances from the Subdivision Ordinance related to lot depth to width ratio, minimum lot depth, minimum lot area and minimum lot width. The applicant also proposed the placement of a common recreational facility within the development. The lake area along with two tot lots and a neighborhood center were July 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A 2 proposed as a Conditional Use Permit and were approved as a separate item (File No. Z-7473) at the Commission’s October 2003, Public Hearing. On April 22, 2004, the Planning Commission approved a request for the subdivision of this 51 acre site into 149 single-family lots. The lots would be developed in two phases; with 89 lots in the first phase and 60 lots in the second phase. The proposed preliminary plat indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The applicant indicated 5,800 linear feet of new street would be added as a result of the development. The new street would end in a cul-de-sac and not connect to the existing Shady Brook subdivision. The applicant indicated an emergency gate at Shady Brook to allow access to the site if an emergency situation were to arise. The proposed subdivision included a series of trails around the proposed lake area to allow access of the subdivision residents to the lake area. The proposed subdivision also included the development of tot lots and green space within the proposed development. A. PROPOSAL/REQUEST: The applicant now proposes to revise the previously approved preliminary plat to add additional land area to the proposed plat. The applicant has purchased an additional acre of property located along David O Dodd Road and to the west of the subdivision entrance. The applicant has indicated the additional land area allows them to rework the entrance to the subdivision. The applicant has indicated the development of 156 single-family lots in three phases. The applicant has indicated a 35-foot building line on the two lots abutting David O Dodd Road as required by the Subdivision Ordinance. The applicant has indicated there is no change to the rear of the proposed subdivision and the previous phasing plan remains. The previously indicated playground areas, walking trails and water amenities around the existing lake will remain as were previously proposed and approved. B. EXISTING CONDITIONS: The site is a vacant tree covered site with a large lake located near the southern boundary of the property. The applicant has been issued a permit for reconstruction of the levee of the pond. The applicant has indicated the existing lake will be utilized in the proposed development as a recreational area and for detention. There is a single-family subdivision located to the south of the site with new homes being constructed on Sandy Lane. There are also single-family homes located on David O Dodd Road south of the site. The area to the north of the site is vacant tree covered as is the area to the east of the site. The area to the west of the site if also vacant and tree covered with Interstate I-430 located near the site. July 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners and Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The only change in the plat is with the lot and street configuration near the entrance. All other previous comments on the plat apply. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Assuming Mystery Lake is to provide detention, the outlet works for the pond must be designed to meet storm water detention ordinance requirements. An emergency spillway must also be provided that will safely pass the 100-year storm without damage to down stream property. 4. Easements are required for all storm water drainage areas. 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 Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 7. Widen subdivision entrance to Master Street Plan standards. 8. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. July 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A 4 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. There is an existing 12-inch and 16-inch water main that crosses this property in an existing 20-foot-wide waterline easement being the south 20 feet of NE 1/4 NE 1/4, Section 28, T-1-N, R-13-W. It appears that this water main will impact several proposed lots. A water main extension will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the site was previously approved for a single-family subdivision but the owner had decided to not construct the plat. Staff stated the request was to add additional land area near the entrance of subdivision. Staff stated the rear of the subdivision would remain as was previously approved. Staff requested the applicant provide additional information to complete the review process. Staff requested the applicant indicate the names of owners of unplatted tracts abutting the proposed preliminary plat area and the names of owners of tracts in excess of two and one-half acres. Staff also requested the applicant indicate the source of title of the landowner on the proposed preliminary plat. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated easements were required for all July 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A 5 storm water drainage areas. Staff noted the proposed detention pond must be designed to meet storm water detention ordinance requirements. Staff stated an emergency spillway must be provided that would safely pass the 100-year storm without damage to down stream property. Staff noted comments from the other reporting departments and agencies, suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicted the names of owners of unplatted tracts abutting the proposed plat area and the names of owners of tracts in excess of two and one-half acres. The applicant has also indicated the source of title of the landowner in the general notes section of the proposed preliminary plat. Staff is supportive of the proposed subdivision. The applicant has indicated lot development standards complying with the minimum standards of the Subdivision Ordinance. The applicant has indicated an average lot size of 75-feet by 120-feet or 9,000 square feet. The development of this 52 acre tract as proposed would result in a density of 2.98 units per acre. The proposed revision to the previously approved preliminary plat allows the addition of approximately one acre to the overall development area. The additional acre will allow for a redesign of the entrance to the subdivision, which will in-turn allow for lots to more fully comply with the Subdivision Ordinance with regard to lot depth to width ratios. The applicant has indicated a 35-foot building line for the two lots abutting David O Dodd Road as required by the Subdivision Ordinance. To staff knowledge, there are no outstanding issues associated with the proposed request. Staff feels if the proposed lots are developed as indicated they should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. July 7, 2005 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1428-A 6 PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation approval of the request subject to compliance with the conditions 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 placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 6 FILE NO.: S-1344-F NAME: Montagne Court Revised Preliminary Plat LOCATION: Located North of Forest Lane on Montagne Court DEVELOPER: Jim Swink 5011 South Katillus Road Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 14.6 acres NUMBER OF LOTS: 60 FT. NEW STREET: 2,200 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.11 VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to allow a reduced front yard platted building line on Lots 20 – 24 (10-feet). BACKGROUND: At the June 20, 2002, Planning Commission Public Hearing an application was approved for the Montagne Court Preliminary Plat. The applicant proposed the subdivision of this 14.62 acre site into 60 single-family residential lots for the development of garden style homes. The lots were proposed as rear loading with alley access to garages. The average lot size proposed was 60 foot by 120 foot or 7,200 square feet. The applicant proposed the addition of 2,200 linear feet of internal street as a part of the development. The applicant proposed nine waivers and variances from City Ordinances related to the project. The Board of Directors approved these requested variances at their July 17, 2002, Public Hearing (Ordinance No. 18,721). July 7, 2005 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1344-F 2 The approval included a variance to allow double frontage lots for Lots 19 – 36. The lots would have access from a new city street, Montagne Court and/or Forest Lane. The applicant proposed a platted 10-foot no access easement along the rear of the lots or along Forest Lane. The applicant proposed reduced setbacks and platted building lines as a part of the development. The applicant proposed adjacent to the interior street a variance to allow a 20-foot front platted building line on Lots 1 – 17 and 27 - 60. The applicant also requested the corner lots (Lots 1, 38 and 60) be allowed a reduced rear yard setback of 8-feet and reduced side yard setback on all the proposed lots of 5-feet. The proposed development did not meet the minimum lot size width for a few of the lots in the development therefore, a variance to allow a reduced minimum lot width for Lots 18– 21 and 24 – 27 was granted. The applicant proposed fencing to surround the development. The proposal included an eight-foot wood fence along the north and east property lines (the rear property lines) and a seven-foot brick column and wrought iron fence adjacent to the west and south property line or the street right-of-way. A variance was approved to allow increased heights of the fencing on all property lines (6-foot brick and wrought iron fence with seven (7) foot columns along the west and south property lines). The applicant also requested a waiver of the internal sidewalk requirement and a deferral of Master Street Plan requirements for improvements to South Katillus Road. The applicant proposed to phase the street improvements with the development of the subdivision. The applicant also requested a deferral of Master Street Plan improvements to Forest Lane until Phase IV developed. February 9, 2003, the Planning Commission reviewed and recommended approval of a variance request to allow a fifty-foot radius on the interior streets on the southern two curves. The applicant’s previous submittal included the 50-foot radii on the drawing but a variance was not requested to allow the reduced radii. The applicant also requested a variance to allow the interior street to be classified as a minor residential street (without sidewalks). The applicant also requested a variance to allow a reduced front platted building line within the development. The proposal was for lots (Lots 18 – 26) to have the same reduced front platted building line (20-feet) as was approved for the remainder of the subdivision. A. PROPOSAL/REQUEST: The applicant is now requesting a reduced front platted building line for Lots 20 – 24 of the proposed subdivision of fifteen feet and an additional five feet for steps of the proposed porches, reducing the front building line to ten feet. The July 7, 2005 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1344-F 3 applicant has indicated the reduced setbacks are necessary to allow for the construction of new homes on these indicated lots. The applicant has indicated the typical depth of the new homes being constructed is 74-feet. According to the applicant the lots have very shallow lot depths, which do not allow for the desired house floor plans. The previous variances granted such as the allowance of double frontage lots, a reduced side yard setback and an increased curb radii remain as a part of this request. B. EXISTING CONDITIONS: The first phases are currently under construction with new homes being completed and occupied. The applicant has started with the installation of water and sewer lines on the third phase and working toward final platting. The area to the north contains three converted single-family residences with POD zoning; a beauty shop/tanning salon, a vacant structure and an attorney’s office. There is a large tract of undeveloped R-2 zoned property immediately to the east of the site and further east and to the south of the proposed subdivision there are single-family residences, both stick-built and manufactured homes, on large lots. The area to the west contains larger homes on large lots. To the southwest of the site is a newly developing subdivision, Valley Falls Estates. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comments from the neighborhood. The Westchester/Heatherbrae Property Owners Association and the Johnson Ranch Neighborhood Association along with the abutting property owners were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. No comments on new building setbacks. All previous comments on the plat apply. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. July 7, 2005 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1344-F 4 SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding issues associated with the proposed request. Staff indicated comments from various reporting departments and agencies suggesting Mr. White contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues to be addressed from the June 16, 2005, Subdivision Committee meeting. The applicant is requesting a front platted building line for Lots 20 – 24 of the proposed subdivision of fifteen feet and an additional five feet for steps of the proposed porches, reducing the front building line to ten feet. The applicant has indicated the reduced setbacks are necessary to allow for the construction of new homes on these indicated lots. Staff is supportive of the applicant’s request. The previous approvals allowed for a 20-foot building line on adjacent lots. The indicated lots are near the rear of the July 7, 2005 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-1344-F 5 subdivision aligning the roadway which will allow visual continuity within the development. The lots are rear loaded which will eliminate potential driveways. Staff feels if developed as proposed there will be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 7 FILE NO.: S-1491 NAME: Holly Berry Subdivision Preliminary Plat LOCATION: Located South of West 22nd Street and West of Walker Street DEVELOPER: Pinnacle Valley Land and Real Estate Consulting 14710 Cantrell Road, Suite B7 Little Rock, AR 72223 ENGINEER: Chambers Construction Company, Inc. 55 Marcella Drive Little Rock, AR 72223 AREA: 6.54 acres NUMBER OF LOTS: 15 FT. NEW STREET: 591 LF CURRENT ZONING: R-2, Single-family and R-4, Two family District PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.03 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting the subdivision of this 6.54 acre area contained in two tracts into 15 single-family lots. The applicant has indicated the lots will be a minimum of 75-feet in width and 115-feet in depth or 13,514 square feet in area. The applicant has indicated a 25-foot front yard building line with the remainder of the setbacks to comply with the required set backs per the zoning ordinance for properties zoned R-2, Single-family. The applicant has indicated the addition of a 265 foot cul-de-sac extending north from West 22nd Street. The applicant has indicated the proposed lots fronting the cul-de-sac have been designed with extra depth to accommodate the natural drainage way that will remain along their northern property line. According to the applicant this area is to be left in its natural condition and will be addressed in the July 7, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1491 2 subdivisions bill of assurance. The proposed development also indicates an area to the north labeled for future development. According to the applicant the area to the north contains 1.15 acres and will be accessed from the north by an extension of Michael Drive or the extension of a city street proposed within Kanis Village Subdivision. The applicant is also requesting the abandonment of right of way along the western perimeter of Phase II. Cobb Street has been dedicated as right of way but has not been constructed in this area. The applicant has indicated the property immediately west is zoned office and will likely take access from John Barrow Road when the site is developed as an office park. B. EXISTING CONDITIONS: The site is tree covered and is relatively flat. There are a scattering of single- family homes located in the area along West 22nd, West 23rd and Walker Streets. The roadways are very narrow, unimproved with no sidewalks and open ditches for drainage. There are duplexes located along Scotty Circle, at the northeast corner of West 22nd Street and Walker Street. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association along with all abutting property owners were notified of the public hearing. As of this writing staff has received one informational phone call from an area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street standard improvements plus pave to 20-foot width sufficient for two (2) way traffic and 5-foot sidewalks with planned development. Half-street construction may be acceptable if sufficient width, strength, and safety exists pertaining to the opposite half-street. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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 July 7, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1491 3 Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 8. Provide full 50 feet of right-of-way for West 22nd, Walker, and West 23rd Streets by acquisition, if not already dedicated. 9. Right-of-way abandonment must not land lock other property right-of-way not adequate across from Holly Berry Cove on West 22nd Street. Only abandonment of 25 feet is proposed. If abandonment is not approved, street must be constructed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property including replacement of some existing water main(s). A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges in relation to the area, which will be accessed from the north at a later time. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. July 7, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1491 4 Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Tom Chambers was present representing the applicant. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the linear feet of internal street, the source of water and the means of wastewater in the general notes section of the proposed preliminary plat. Staff also questioned if the development would be constructed in phases. Mr. Chambers stated the development would be constructed in two phase. Public Works comments were addressed. Staff questioned if the right of way for West 22nd and West 23rd Streets was in place. Mr. Chambers stated there was an existing 40 foot right of way along both of the roadway. Staff also stated the developer would be required more than ½ street construction since the roads were very narrow in the area. Staff stated the development would be required good two way access on each of the indicated streets. Staff questioned the abandonment of Michael Drive. Staff stated the entirety of the right of way should be abandoned not just one-half of the right of way. Staff stated Mr. Chambers should contact the adjoining property owner for participation in the abandonment. Staff noted comments from various reporting departments and agencies suggesting the applicant contact them individually for further 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 revise plat to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the linear feet of internal street, the source of water and the means of wastewater in the general notes section of the proposed preliminary plat. The applicant has also indicated the development of the area in two phases. The applicant is requesting the subdivision of this 6.54 acre area contained in two tracts into 15 single-family lots. The applicant has indicated the lots will be a minimum of 75-feet in width and 115-feet in depth or 13,514 square feet in area. The applicant has indicated a 25-foot front yard building line with the remainder of the setbacks to comply with the required set backs per the zoning ordinance for properties zoned R-2, Single-family. July 7, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1491 5 The applicant has indicated the addition of a 265 foot cul-de-sac extending north from West 22nd Street. The applicant has indicated the proposed lots fronting the cul-de-sac have been designed with extra depth to accommodate the natural drainage way that will remain along their northern property line. According to the applicant this area is to be left in its natural condition and will be addressed in the subdivisions bill of assurance. The proposed development also indicates an area to the north labeled for future development. According to the applicant the area to the north contains 1.15 acres and will be accessed from the north by an extension of Michael Drive or the extension of a city street proposed within Kanis Village Subdivision. Staff is supportive of the proposed development plan. The applicant has not secured an additional right of way along the Phase II portion of the development for West 22nd Street. Staff recommends the applicant secure this right of way prior to the development of the Phase II portion of the proposed plat area. The existing 25-foot of right of way does not allow for adequate travel for two way traffic. Staff feels the additional right of way is critical to allow for safe travel from the proposed new homes to adjacent roadways. The applicant is also requesting the abandonment of right of way along the western perimeter of Phase II. Cobb Street has been dedicated as right of way but has not been constructed in this area. The applicant has indicated the property immediately west is zoned office and will likely take access from John Barrow Road when the site is developed as an office park. Staff is supportive of the requested right of way abandonment. The area has developed independently of the available right of way and in staff’s opinion the area will not likely develop as single-family in its current configuration. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the replatting as proposed should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends the applicant provide an additional 25-feet of right of way along the southern boundary of the Phase II portion of the development prior to the construction of the Phase II portion of the development. Staff recommends approval of the requested right of way abandonment for Cobb Street. The right of way abandonment request will not be forwarded to the Board of Directors until all required documentation has been filed with staff. July 7, 2005 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1491 6 PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the applicant provide an additional 25-feet of right of way along the southern boundary of the Phase II portion of the development prior to the construction of the Phase II portion of the development. Staff presented a recommendation of approval of the requested right of way abandonment for Cobb Street. Staff stated the right of way abandonment request would not be forwarded to the Board of Directors until all required documentation had been filed with staff. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 8 FILE NO.: S-1492 NAME: Griffin Replat of Lot 12A Pine Hill Subdivision LOCATION: Located on the Southeast corner of West 24th Street and Walker Street DEVELOPER: Christopher Griffin 1914 Calgary Trail Little Rock, AR 72211 ENGINEER: Blaylock Threet Engineers 1501 Market Street Little Rock, AR 72211 AREA: 0.44 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.03 VARIANCES/WAIVERS REQUESTED: A waiver of the Master Street Plan requirement for boundary street improvements to Walker Street and West 24th Street. A. PROPOSAL/REQUEST: The applicant is proposing a lot split of an existing tract to allow the development of two new single-family homes. The applicant has indicated proposed Lot 1, a corner lot, of 75-feet by 140.25-feet or 10,500 square feet in area and proposed Lot 2 as 63.50-feet by 140.25-feet or 8,890 square feet in area. The applicant is requesting a waiver of the required street construction to Walker and West 24th Streets. B. EXISTING CONDITIONS: The site is vacant. There are new single-family homes located in the area, south along Walker Street and west on Covenant Street. The applicant was previously July 7, 2005 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1492 2 approved a preliminary plat to allow the construction of five new homes west of this site on West 24th Street. The streets in the area are substandard streets. The streets are very narrow streets with no sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association along with all abutting property owners were notified of the public hearing. As of this writing, staff has received one informational phone call from an area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A 20 foot radial dedication of right-of-way is required at the intersection of Walker and West 24th Streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 377-1225 regarding water service. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. July 7, 2005 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1492 3 CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the proposed request. Staff stated a floodplain statement should be included on the proposed plat drawing. Public Works comments were addressed. Staff noted the boundary street ordinance requirements would apply to the proposed development. Staff stated this would require the developer to install additional paving along with curb gutter and sidewalk. The committee questioned why the developer would be required the improvements on a lot split. Staff stated it was customary for the developer to install the required infrastructure when platting occurred. There was a general discussion concerning the proposed development and the hardship the installation of the required street improvements would cause the developer. There was a discussion concerning in fill development and the existing street network in the area. The committee members suggested Ms. Griffin request a waiver of the required street improvements. Staff noted comments from various reporting departments and agencies suggesting Ms. Griffin contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has included the floodplain statement on the proposed plat drawing as requested by staff. The applicant is proposing a lot split of an existing tract to allow the development of two new single-family homes. The applicant has indicated proposed Lot 1, a corner lot, of 75-feet by 140.25-feet or 10,500 square feet in area and proposed Lot 2 as 63.50-feet by 140.25-feet or 8,890 square feet in area. Each of the July 7, 2005 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1492 4 indicated lots are sufficient to meet the minimum requirements of the Subdivision Ordinance with regard to lot depth, lot width and lot area requirements. The applicant has indicated a waiver request of the required street improvements to West 24th Street and Walker Street. The applicant has indicated the required boundary street improvements will cause a hardship on the developer. The applicant has indicated currently the streets in the area are substandard and the construction of curb gutter and sidewalk would be out of character for the neighborhood. Staff is not supportive of this request. Staff feels if the developer is allowed to split this existing lot the boundary street improvements should be installed. As indicated by the developer the streets in the area are substandard and the streets do not allow two cars to pass comfortably. This area is seeing a great deal of interest for new home construction, which will only increase the amount of traffic on the narrow roads. Staff feels without obtaining the street improvements through the redevelopment of parcels and the platting process the current situation will be exacerbated. Staff feels the boundary street ordinance should not be waived and the developer install the required street improvements. Although staff is supportive of the lots as indicated staff is not supportive of the applicant’s request for a waiver of the required street improvements. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 7, 2005) Mr. Chris Griffin was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had withdrawn their request for the waiver of the required street improvements. Chairman Rahman stated he did have one card in opposition of the proposed request. Ms. Ruth Bell stated if the developer was no longer requesting a waiver of the street improvements she was no longer opposed to the request. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. July 7, 2005 ITEM NO.: 9 FILE NO.: S-1493 NAME: Lochridge Estates Addition Preliminary Plat LOCATION: Located North of Lawson Road, East of Marsh Road DEVELOPER: Lockridge Estates, LLC c/o Marlar Engineering Company 5318 John F. Kennedy Boulevard North Little Rock, AR 72216 ENGINEER: Marlar Engineering Company 5318 John F. Kennedy Boulevard North Little Rock, AR 72216 AREA: 94.45 acres NUMBER OF LOTS: 156 FT. NEW STREET: 8,333 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a requested dated June 22, 2005, requesting this item be deferred to the August 18, 2005, Public Hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral. Staff stated the applicant had submitted a requested dated June 22, 2005, requesting the item be deferred to the August 18, 2005, Public Hearing. Staff stated they were supportive of the deferral request. July 7, 2005 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: S-1493 2 There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 10 FILE NO.: S-1494 NAME: Blankenship Replat Block 7 LOCATION: Located South of West 19th Street, West of Leander Street DEVELOPER: Twillie Realty, Inc. 1415 South University Avenue Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 2.01 acres NUMBER OF LOTS: 8 FT. NEW STREET: 200 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.03 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting the replatting of twelve previously platted lots into eight single-family residential lots. The applicant has indicated an average lot size of 70-feet by 140-feet or 9,800 square feet and a minimum lot size of 66-feet by 138-feet or 9,108 square feet. The site contains 2.01 acres and would result in a density of 3.98 units per acre. One new cul-de-sac street will be added to the proposed development. The applicant has indicated a single cul-de-sac street will be extended from Leander Street approximately 200-feet to serve the proposed lots. The applicant has indicated dedication of right of way and one-half street construction to Leander Street per the City’s Master Street Plan for a local street. July 7, 2005 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1494 2 The applicant is also requesting the abandonment of three previously indicated roadways and one alleyway. The applicant has indicated Volger Street and West 20th Street were platted with a 20-foot right of way, West 19th Street was platted with a 27-foot right of way and there was a 12-foot alleyway indicated at the time of platting. The properties to the west and south were never subdivided therefore right of ways were never dedicated. B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. Leander Street is constructed in the area and access Boyle Park located to the south. Leander is a narrow roadway with open ditches for drainage. As indicated, Boyle Park is located to the south of the site and vacant property is located to the west of the site. There are single-family homes located to the north of the site on large lots (acreage). The homes in the immediate area appear to be similar in size as proposed with the current subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two informational phone calls from area residents concerning the proposed request. The John Barrow Neighborhood Association and the Leander Neighborhood Association were notified of the public hearing along with all abutting property owners. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Leander Street would be classified on the Master Street Plan as a local street. The proposed right-of-way dedication to 25 feet from centerline is acceptable. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Leander Street including 5-foot sidewalk with the planned development. 3. The plat shows a number of boundary streets to be abandoned with this plat. Abandoning these platted streets may block access to other platted lots. Provide a plat showing how other lots will be accessed if these streets are abandoned. If the streets are not abandoned, they must be constructed to Master Street Plan standards. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. July 7, 2005 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1494 3 5. Storm water detention ordinance applies to this property. The project would qualify for a contribution in-lieu of construction at the time of the building permit. 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Relocation of the existing fire hydrant at the west end of Indian Trail may be required in order for it to remain accessible. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A water main extension will be required in order to provide service to this property. Central Arkansas Water has no objection to the closure of the West 20th Street right-of-way. We do, however, have a 12-inch water main in this right- of-way. Therefore, we request that the right-of-way of West 20th Street be retained as a utility easement. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located south of CATA Bus Route #3, the Baptist Medical Center Bus Route. July 7, 2005 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1494 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff stated the developer was proposing a replat of twelve previously paper platted lots along with the abandonment of right of ways which were previously dedicated through the paper plat. Staff indicated to Mr. McGetrick there were additional items necessary to complete the review process requesting Mr. McGetrick provide the name and address of the landowner in the general notes section of the proposed plat. Public Works comments were addressed. Staff stated Leander Street would be classified on the City’s Master Street Plan as a residential street. Staff stated the additional five foot of right of way indicated was sufficient to meet minimum ordinance requirement. Staff also stated one-half street improvements would be required along Leander Street. Mr. McGetrick stated the developer would widen the street and install a sidewalk adjacent to the site. Staff noted if the boarding streets were not abandoned then construction would be required. Staff stated storm water detention would apply to the proposed development. Staff stated the development would qualify for an in-lieu contribution instead of construction. Staff noted comments from the various other reporting departments and agencies indicating Mr. McGetrick should contact then individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plat to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner in the general notes section of the proposed plat. The applicant is requesting the replatting of twelve previously platted lots into eight single-family residential lots. The applicant has indicated an average lot size of 70-feet by 140-feet or 9,800 square feet and a minimum lot size of 66-feet by 138-feet or 9,108 square feet. The site contains 2.01 acres and would result in a density of 3.98 units per acre. The proposed lots appear to meet all the minimum requirements of the Subdivision Ordinance with regard to lot widths, July 7, 2005 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1494 5 depths and lot area. The applicant is also requesting the abandonment of three previously indicated roadways and one alleyway. The applicant has indicated Volger Street and West 20th Street were platted with a 20-foot right of way, West 19th Street was platted with a 27-foot right of way and there was a 12-foot alleyway granted at the time of platting. The properties to the west and south were never subdivided therefore right of ways were never dedicated. Staff is supportive of the right of way abandonment request. The area has developed independently of the previously dedicated right of ways with homes on large lots and acreage. Staff feels as the area redevelops new roadways will be proposed to access any potential new subdivision that would locate in the area. One new cul-de-sac street will be added to the proposed development. The applicant has indicated a single cul-de-sac street will be extended from Leander Street approximately 200-feet to serve the proposed lots. The applicant has indicated dedication of right of way and one-half street construction to Leander Street per the City’s Master Street Plan for a local street. Staff is supportive of the proposed preliminary plat. The applicant has indicated lot development standards consistent with single-family lot development standards as stated in the Subdivision Ordinance. To staff knowledge, there are no outstanding issues associated with the proposed request. Although the area has developed with homes on large lots, the site was previously platted as twelve single-family lots. Staff feels the development as proposed should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the requested right of way abandonment for West 19th Street, West 20th Street and Vogler Street. The right of way abandonment request will not be forwarded to the Board of Directors until all required documentation has been filed with staff. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were registered objectors present. Staff presented a recommendation of approval of the requested preliminary plat subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the requested right of way July 7, 2005 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1494 6 abandonment for West 19th Street, West 20th Street and Vogler Street. Staff stated the right of way abandonment request would not be forwarded to the Board of Directors until all required documentation had been filed with staff. Mr. David Higginbotham addressed the Commission in opposition of the proposed request. He stated there were three main concerns which needed to be addressed. He stated the development of the indicated subdivision was not in character of the existing neighborhood. He stated the homes in the area were constructed on lots averaging two acres. He stated there were 16 homes in the area and the indicated development would double the density of the existing neighborhood. He stated the development did not meet the existing development pattern and covenants of the neighborhood. He stated the development would lower property values. Mr. Higginbotham stated the second concern was the existing infrastructure. He stated Leander was a narrow road which would not support construction traffic. He stated the road was curbless, gutterless and posted for no heavy truck traffic. He stated if the development was approved the approval would be in direct conflict with existing City ordinances. He stated according to the Public Works Department the existing roadway was a substandard street which would not handle a great deal of traffic. Mr. Higginbotham stated the third concern was the safety of the area residents. He stated with the development of eight new homes there would be an unmanageable amount of traffic in the area. He stated there were potential conflicts which would clearly put area residents in danger. He stated the neighborhood was not opposed to development only to the number of units proposed. He stated the neighborhood was willing to work with the developer to come up with a plan that was workable for the developer as well as the neighborhood. Ms. Cindy Dawson, Deputy City Attorney, addressed the Commission on the Richardson case. She stated Richardson vs. the City of Little Rock states if a developer meets the minimum criteria established by City Ordinance the Commission has no justification to deny a subdivision request. She stated compatibility was not an issue the Commission could consider when deciding if the minimum requirements had been met. Mr. Patrick Farrell also addressed the Commission. He stated there were two other concerns raised. He stated safety and the lack of required infrastructure. Commissioner Rector stated this was an issue that existing neighborhoods would be faced with in the future. He stated with infill development this was an issue that the City faced. Commissioner Floyd stated currently there was not an ordinance that would allow the Commission to review a subdivision on the merits of compatibility. He stated until the existing ordinance was changed the Commission was forced to not review compatibility as a means for denial. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 1 noes and 1 absent. July 7, 2005 ITEM NO.: 11 FILE NO.: S-1495 NAME: Park Circle Addition Preliminary Plat LOCATION: Located on Park Avenue, East of Western Hills Avenue DEVELOPER: CL Clifton 608 Nan Circle Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 3.22 acres NUMBER OF LOTS: 12 FT. NEW STREET: 600 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.06 VARIANCES/WAIVERS REQUESTED: None requested. Staff is requesting this item be deferred to the November 10, 2005, Public Hearing to allow additional time to resolve staff’s concerns with physical access to the proposed plat area. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of deferral of the item to the November 10, 2005, Public Hearing to allow additional time to resolve staff’s concerns with physical access to the proposed plat area. July 7, 2005 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-1495 2 There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 12 FILE NO.: Z-2079-H NAME: Baptist Health Energy Building – Zoning Site Plan Review LOCATION: Located at the Northeast corner of Kanis Road and Emergency Drive DEVELOPER: Baptist Health 9601 Interstate 630 Little Rock, AR 72205 ENGINEER: Development Consultants 2200 N. Rodney Parham, Suite 220 Little Rock, AR 72212 AREA: 3.11 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2 ALLOWED USES: Hospital, Office and Institutional PROPOSED USE: Hospital support facility; emergency power generator building VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: Baptist Medical Center proposes to construct a single, 12,500± square foot building on this O-2 zoned lot on the hospital campus. The building is to house six electrical power generators and related equipment to provide emergency power to the hospital’s facilities. Associated with this building is a fuel storage yard containing three diesel fuel tanks. A single driveway off of Emergency Drive is proposed. A total of seven parking spaces and two delivery loading locations are proposed. B. EXISTING CONDITIONS: The lot is currently undeveloped and wooded. Uses in the immediate area July 7, 2005 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-2079-H 2 include the hospital and parking lots located to the west and north, apartments and single family across Kanis Road to the south, offices and medical clinics to the east and single family to the northeast. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow and Twin Lakes Neighborhood Associations were notified of this proposal. D. ENGINEERING COMMENTS: 1. With site development, provide design of street conforming to the Master Street Plan. To facilitate future signalized intersection, construct right turn lane on Kanis for Emergency Drive. Contact Bill Henry at 918-5345. 2. For other street frontage, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. 5. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as shown as long as gas line is correctly shown in easement. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capitol Investment Charge based on the size of the metered connections(s) will apply to this project in addition to normal charges. This fee will apply to all metered connections including any metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. July 7, 2005 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-2079-H 3 Fire Department: Additional fire hydrant may be required. County Planning: No Comments. CATA: The site is located on a CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comments. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. Compliance with the City’s Landscape and Buffer Ordinances is required. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree-covered site. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant and representatives of Baptist Hospital were present. Staff presented the item and noted additional information was needed regarding signage, site lighting and design of the building. Staff asked that the applicant provide greater detail on the proposed fuel storage yard and tanks; including comments and approval from the Fire Marshall’s office. Staff also asked that the applicant address the issue of noise that might potentially be created by the generators. It was suggested that a noise study would be appropriate. In response to a question, the applicants stated this facility was to replace the existing emergency generators and fuel storage area located in the hospital. Public Works, Utility and Landscape Comments were noted and discussed. In response to a question why this specific site was chosen for the facility. The applicants responded that no other site on the hospital campus would work. The applicants were advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. July 7, 2005 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-2079-H 4 H. ANALYSIS: Baptist Medical Center proposes to construct a single, 12,500 square foot building on this 3.11 acre lot. The property is located at the southern edge of the Baptist Medical Center campus. The property is currently zoned O-3. An O-2 rezoning request has been recommended for approval by the Planning Commission and is scheduled to be heard by the Board of Directors on July 19, 2005. The proposed building is to house six electrical power generators and related equipment to provide emergency power to the hospital’s facilities. Associated with this building is a fuel storage yard containing three diesel fuel tanks. The 10,000 gallon above ground fuel tanks are steel tanks with secondary containment inside of a concrete vault. The tanks are provided with overfill protection, spill containment and vehicle impact resistance/bullet resistance. All fuel piping is above grade. The fuel containment yard is enclosed to restrict access. The Little Rock Fire Marshall’s office has reviewed the site plan and proposed fuel storage facilities and has approved the proposal. The proposed building is being designed to be recessed into the slope along the south side. The building height is 33± feet on the south side, with 25± feet exposed above finished grade. The building height is 21± feet on the north side. The building exterior will be constructed with color integrated block masonry and will be compatible with the existing hospital campus buildings. The roof mounted exhaust vents will be hidden from the Kanis Road view by the taller south façade of the building. The building and systems design will include measures to minimize any sound resulting from operation of the generators. Each generator is being provided with a super critical grade muffler. The building has intake silencers on the air used for the engine combustion and cooling. The radiator exhaust airflow is routed through a sound treated plenum vertical to the roof and discharged. The exterior walls and roof are being treated with sound absorbing materials. A sound analysis/study has been prepared and the applicant has agreed to comply with all recommendations. The generators will be tested each month. The testing duration will be approximately 45 minutes; allowing for a 30 minute test and a 15 minute cool down period. The hospital currently has three existing generators which will be removed once the new generators are operational and can serve the hospital. In addition to the buffering provided by the building being recessed into the slope, areas of existing trees will remain undisturbed and new evergreen trees will be planted. Building setbacks exceed those required by the Ordinance. A single July 7, 2005 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-2079-H 5 driveway off of Emergency Drive provides access to the site. Seven parking spaces and two delivery areas are included. All site lighting will be shielded directional fixtures to focus light onto the site. To staff’s knowledge, there are no other issues. The applicant submitted responses to issues raised at Subdivision Committee and reflected in the analysis above. Staff would recommend that testing of the generators be scheduled during regular day time hours. I. STAFF RECOMMENDATION: Staff recommends approval of the application subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections D, E and F of the agenda Staff Report. 2. Testing of the generators is to be limited to regular daytime hours. 3. Compliance with the recommendation outlined in the sound study prepared by Pelton Marsh Kinsella. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the “Staff Recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 13 FILE NO.: Z-3202-E NAME: Marina Cove Office and Condominium Development – Short-Form POD LOCATION: Located at 2228 Cottondale Lane DEVELOPER: Marina Cove, LLC 20 Hunter’s Green Circle Little Rock, AR 72211 ENGINEER: ETC Engineers 1510 South Broadway Little Rock, AR 72202 AREA: 1.58+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, Office ALLOWED USES: General Office PROPOSED ZONING: POD PROPOSED USE: Offices, residential condominiums, restaurant VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to redevelop this O-3 zoned property utilizing the existing building and constructing a second building on the site. The proposed development is as follows: 1. Remodel existing, 3-story office building to accommodate these uses: (a) ground floor: 1,250 square foot restaurant, 250 square foot outdoor dining area, offices. (b) second floor: 4-5 residential condominiums (c) third floor: 2-3 residential condominiums, offices July 7, 2005 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-3202-E 2 (d) 20-foot deck addition to rear of second and third floors 2. Construct new, 4-story building on a deck over the existing parking lot. This building is to contain up to 20 residential condominium units. B. EXISTING CONDITIONS: The site is occupied by a three-story, 21,963 square foot office building and a 94 space, paved parking lot. Office uses are located to the west, north and south. Further south, the area contains a mixture of office, commercial and light industrial uses. The Arkansas River is adjacent to the east. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest Residents Association were notified of this proposal. D. ENGINEERING COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Minimum finish floor elevation must be shown on the plans. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water July 7, 2005 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-3202-E 3 regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection Fire Department: Place Fire hydrants per code. County Planning: No comments. CATA: A CATA Bus Route is located near this site, along Riverfront Drive. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest District. The Land Use Plan shows Office for this property. The applicant has applied for a zoning change from change from O-3 (General Office District) to POD (Planned Office District) for construction of a new residential building and to convert an existing building into office and residential uses. The request does not require a change to the Land Use Plan. Master Street Plan: Cottondale Lane is shown as Local Commercial Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. A Local Commercial Street is built to Collector Street Standards. Dedication of right-of-way and may require street improvements. Bicycle Plan: The Bicycle Plan does not indicate any bikeways in the immediate vicinity of the development, however, a Class III bikeway is currently in Cottondale Lane. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Because of the size of the building expansion proposed, an upgrade in landscaping toward compliance with the Landscape Ordinance will be required. Compliance with the City’s Landscape and Buffer Ordinances is required. July 7, 2005 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-3202-E 4 The plan submitted does not provide the minimum five-foot wide landscape strip along the site’s northern perimeter. This takes into account the reductions allowed within the designated mature area and with rehabilitations of existing developments. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) David Carl and Betta Carney were present representing the application. Staff presented the item and noted additional information was needed; including building design, building height, signage, site lighting and dumpster screening. Staff asked the applicant to provide elevation drawings of the proposed new building and to clearly label the deck structure on the site plan. The applicant was asked to locate the parking deck piers to assure continued usability of the parking spaces below, to label dimensions on the parking spaces and to provide a plan for vehicle parking for the existing building during construction of the new building. The applicant was instructed to provide a copy of the current bill of assurance. Public Works, Utility and Landscape Comments were presented. The applicant stated he would work with staff to provide the required upgrade in landscaping. The applicant was advised to respond to staff issues by June 22, 2005. The Committee then forwarded the item to the full Commission. H. ANALYSIS: The O-3 zoned, 1.58± acre lot located at 2228 Cottondale Lane is currently occupied by a 3-story office building and a paved parking lot. The applicant proposes to redevelop the site utilizing the existing building and constructing a second building on the property. The proposed development is as follows: 1. Remodel existing, 3-story office building to accommodate this use mix: (a) ground floor: 1,250 square foot restaurant, 250 square foot outdoor dining area, offices (b) second floor: 4-5 residential condominiums (c) third floor: 2-3 residential condominiums, offices (d) 20 foot deck addition to rear of second and third floors July 7, 2005 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-3202-E 5 2. Construct new, 4-story building on a deck over the existing parking lot. This building is to contain up to 20 residential condominium units. The deck will tie into the second floor level of the existing building. The height of the deck is 15 feet and 4 inches (13 feet and 6 inches in the clear for fire trucks). The total building height for the deck and new 4-story building will be less than 80 feet. The existing building and new building will have a finish of E.I.F.S. with some color variations and corner details. The deck will be concrete. The new building is to have a pitched roof. The existing building will be expanded with the addition of a 20-foot concrete deck at the second and third levels. The applicant has submitted a plan showing the locations of the columns necessary to support the deck. It appears there are still 93 usable parking spaces remaining. A single ground-mounted sign is proposed. The sign is 32 square feet in area and will not exceed 6 feet in height. The applicant has stated that the few remaining tenants in the existing building only require 17 parking spaces. Through the time of deck construction, these vehicles will be parked on the street. The applicant believes parking will be available under the deck while the new 4-story building is constructed on top of it. The dumpster is located near the street. While this is not the most desirable location, there are few alternatives, none which work as well. The dumpster will be screened by a brick wall with a wooden gate to fully enclose the dumpster. There is no bill of assurance issue. Lighting will consist of under deck incandescent lights and new pole lights. Any new lighting must be shielded downward and into the site. A swimming pool will be constructed on the deck. Staff is supportive of the proposed development. The mixed use concept proposed by the applicant is compatible with uses and zoning in the area. Dense residential development, in a variety of styles, is the norm in Riverdale. The applicant submitted responses to the issues raised at Subdivision Committee and reflected in the analysis above. I. STAFF RECOMMENDATION: Staff recommends approval of the requested POD subject to compliance with the following conditions: 1. Compliance with the Staff Comments and Conditions outlined in Sections D, E and F of the Staff Report. 2. Parking for the tenants in the existing building during construction of the new deck and building is to be coordinated with Planning and Public Works Staff to reduce impact on neighboring properties and traffic in the street. July 7, 2005 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-3202-E 6 PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was not present. There were no registered objectors present. Staff informed the Commission that the applicant had failed to comply with the required notification procedure and the item needed to be deferred. (The notices had been sent 8 days prior to the meeting, not 15 days as required.) There was no further discussion. The item was placed on the Consent Agenda and approved for deferral to the August 18, 2005 meeting. The vote was 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 14 FILE NO.: Z-3960-A NAME: Southern Automotive Short-Form PD-C LOCATION: Located at 7305 Cantrell Road DEVELOPER: Southern Automotive Companies 7321 Cantrell Road Little Rock, AR 72207 ENGINEER: The Holloway Firm, Inc. 200 Casey Drive Maumelle, AR 72113 AREA: 0.638 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3 ALLOWED USES: General Commercial PROPOSED ZONING: PD-C PROPOSED USE: Automobile dealership VARIANCES/WAIVERS REQUESTED: 1. Waiver of required right-of-way dedication for Cantrell Road and Kentucky Street 2. Waiver of required street improvements to Cantrell Road and Kentucky Street A. PROPOSAL/REQUEST: The applicants propose to redevelop this site for temporary use as an automobile dealership. The proposal is to remove all buildings from the site and build in their place a paved and landscaped parking lot for vehicle display and customer parking and a temporary office building. The applicants propose to operate the automobile dealership for no more than 24 months after which, the property is to revert to C-3. The proposed dealership is in conjunction with the automobile July 7, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3960-A 2 dealership which is located one lot to the west. Waivers of right-of-way dedication and street improvements are requested. B. EXISTING CONDITIONS: The site currently contains two vacant commercial buildings and a paved parking area. The property is located within an intensely commercial corridor containing a variety of commercial uses. Multifamily uses are located across Kentucky Street to the south. Commercial use are located to the north, east and west. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of this site, all residents within 300 feet who could be identified and the Meriwether Neighborhood Association were notified of this proposal. D. ENGINEERING COMMENTS: 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. The centerline shown must be corrected to 24 feet from Cantrell’s south curb line. The north curb line is misleading because developers already widened that side. 2. The proposed land use would classify Kentucky Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. Public Works supports a variance to 25 feet from centerline. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. Public Works supports a variance to a 13-ft half width for Kentucky Street, or to match any nearby established curb lines. Sidewalk may be per detail PW-44, adjacent to curb with upturned short wall. Cantrell requires construction of half a lane, to bring street into conformance with the 5-lane standard for this arterial. 4. All driveways shall be concrete aprons per City Ordinance. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit for Kentucky Street prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). July 7, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3960-A 3 7. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. Cantrell Road has a 2003 average daily traffic count of 32,000 vehicles per day. 9. Widen driveway onto Kentucky Road for two (2) way truck access. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. No building construction within five feet of any existing sewer main. Contact Little Rock Wastewater Utility for details. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Fire hydrant will be required. County Planning: No Comments. CATA: The site is located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a zoning change from C-3 (General Commercial District) to PCD (Planned Commercial Development) for construction of a temporary auto sales lot. The request does not require a change to the Land Use Plan. July 7, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3960-A 4 Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Kentucky Avenue is shown as a Local Commercial Street. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The primary function of a Local Street is to provide access to adjacent properties. Local Commercial Streets are built to Collector standards. Entrances and exits should be limited from Cantrell Road to minimize negative effects of traffic and pedestrians. The highway department is planning on future addition of a center turn lane along this section of Cantrell Road to alleviate traffic concerns. These streets will require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Midtown Neighborhood Action Plan. The Commercial Development goal is “To increase the long-term viability of our retail, office, and medical centers, and prevent destabilization of surrounding neighborhoods.” Several action statements are relevant to this case. These action statements indicate a desire to continue to service regional demand, transition to a pedestrian friendly environment, increase the amount of greenspace and landscaping in the area, revitalize declining commercial areas, and support smart growth and infill development. Even though this application is temporary, it does represent redevelopment in the area. The redevelopment will lead to new landscaping and street and sidewalk improvements helping to achieve the neighborhood plan goals. Landscape: With the dedication of right-of-way along Cantrell Road, the plan submitted will not provide the minimum nine-foot wide street buffer required by the Zoning Ordinance nor the minimum 6-foot 9-inch wide perimeter landscape strip required by the Landscape Ordinance. A variance from the Landscape Ordinance will require City Beautiful Commission approval. Compliance with the City’s Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicants were present. Staff presented the item and noted additional information was needed regarding signage, days and hours of operation, number of employees, site lighting, dumpster location and screening and fencing. The July 7, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3960-A 5 applicant was asked to label employee parking spaces and to submit a copy of the current bill of assurance. The applicant was advised to remove the two display islands nearest the northwest corner of the site due to sight-distance concerns. Staff informed the Committee that the proposed use was for a maximum of 2 years, after which the property is proposed to revert to C-3. Public Works, Utility and Landscape Comments were noted and discussed. Much discussion took place regarding the applicants’ desire to have the required right-of-way dedication and street improvements waived. Staff noted that the centerline of Cantrell Road was incorrectly labeled on the site plan. Staff stated they would accept a reduced standard of right-of-way dedication and street widening for Kentucky Street but a complete waiver could not be supported for either street. The applicant stated the requirement to dedicate right-of-way and improve the streets should go to the future, permanent user; not this temporary user. Staff also commented that City Beautiful Commission approval would be needed, if the landscaping was in the right-of-way. The applicant was advised to respond to staff comments by June 22, 2005. The committee forwarded the item to the full Commission. H. ANALYSIS: The C-3 zoned property located at 7305 Cantrell Road is currently occupied by two, vacant commercial buildings and a paved parking area. Previous businesses on the site have sold lawn equipment and golf carts. The applicant is proposing, through a PD-C rezoning, to use the site, on a temporary basis, for an automobile sales lot. No other uses are proposed. The applicant proposes to remove the existing structures and to redevelop the site with a 1,960 square foot temporary office structure, new paving and new landscaping. The sales lot is to accommodate an additional line of inventory in conjunction with the Jaguar-Land Rover dealership which is located nearby to the west. The dealership is eventually relocating to Colonel Glenn Road and use of this lot for automobile sales is requested for a maximum of 24 months. At that time, the zoning is to revert from PD-C to C-3 and the temporary office building will be removed. The proposed temporary office building is to be located near the southwest corner of the site. An entrance-only driveway will be located on Cantrell Road and an exit-only drive will be located on Kentucky Street. The paved parking lot will accommodate 30 vehicles. Eight spaces are designated for customer parking and 22 spaces are indicated for vehicle display. An additional 3 vehicle display pads are located outside of the parking lot. Signage will consist of a single, ground-mounted sign on the Cantrell Road frontage and wall signs on the north, east and south facades of the building. The proposed signage complies with commercial district standards. Days and hours of operation are proposed as Monday through Friday, 8:00 a.m. to 6:00 p.m. and Saturdays, 9:00 a.m. to July 7, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3960-A 6 4:00 p.m. No Sunday sales are proposed. Four employees will work at this site. They will park at the Jaguar dealership employee parking area. Site lighting is to be shielded downward and into the site. The site plan shows a single dumpster and required screening. A fence will be located on the south perimeter of the vehicle parking area, at the top of the slope down to Kentucky Street. The applicant is requesting a waiver of the required right-of-way dedication and street improvements for Cantrell Road and Kentucky Street. Staff does not support either waiver. Cantrell Road is a principal arterial, requiring 55 feet of right-of-way from the centerline. There currently is 30 feet of right-of-way, requiring a dedication of an additional 25 feet plus a radial dedication at the corner of Cantrell and Kentucky. The applicant’s survey shows right-of-way for Kentucky Street at 25 feet from centerline. Staff will support this slight reduction from the required 30 feet from centerline due to the nature of this short commercial street. Improvements to both streets are needed. Staff will support franchising of the parking and landscaping in the Cantrell Road right-of-way. Allowing the landscaping in the right-of-way will also require City Beautiful Commission approval. Other than for the issues associated with the right-of-way dedication and street improvements, staff is supportive of the proposal to redevelop this site for temporary use as a vehicle sales lot. The bill of assurance is illegible but it is likely there is no bill of assurance issue. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-C to allow for temporary use of this site as an automobile sales lot subject to compliance with the comments and conditions outlined in Sections D, E and F of the agenda Staff Report. Staff recommends denial of the requested waiver of right-of-way dedication and street improvements for Cantrell Road and Kentucky Street. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicants were present. Staff presented the item and recommended approval of the PD-C and denial of the right-of-way dedication and street improvement waivers. Dana Carney, of the Planning Staff, stated staff would accept a reduced right-of-way of 45 feet from centerline for Cantrell Road, a reduced right-of-way of 25 feet from centerline for Kentucky Street, half-street improvements for Kentucky Street and a two- year deferral of half-street improvements for Cantrell Road. Mr. Carney explained the importance of acquiring the needed right-of-way. He stated there was a nexus between the need for the right-of-way and the increased activity on the site. July 7, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-3960-A 7 Bob Holloway, the project engineer, stated the use was temporary in nature and the dedication of right-of-way would impact the usability of the property. He stated the City, in the meantime, would benefit from having an improved site. Mr. Holloway stated any future user of the site would have to deal with the right-of-way issues prior to redeveloping the site for a permanent use. In response to a question from the Commission, Luke Quinn, real estate agent for the applicant, stated the applicant was a second lessor of the site and had no authority to dedicate right-of-way. There was a discussion of the need for the additional right-of-way and of the Master Street Plan requirement that right-of-way be dedicated through rezoning. Several commissioners voiced their thoughts that the benefit to the City of having the site improved for the temporary use outweighed the need to obtain right-of-way. Commissioner Rector asked the applicant to address the issue of half-street improvements to Kentucky Street. Mr. Holloway responded that the applicant would contribute $12,800 to an in-lieu account for the street improvements. Chairman Rahman commented that the City historically has required the dedication of right-of-way. Commissioner Rector stated it would be wise to take the $12,800 offered by the applicant and to add it to any money that might be spent by a future developer of this site to improve Kentucky Street. Lee Owens, owner and manager of the automobile dealership, stated he had to weigh the cost of making improvements, knowing the business would be relocating in less than 2 years. Commissioner Rector voiced support for the applicant’s proposal and reiterated the applicant’s commitment to contribute $12,800 into an in-lieu account for the street. A motion was made to waive the right-of-way dedication requirement during the period of this PD-C (both streets). The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. A motion was then made to approve the PD-C application subject to compliance with all staff comments and conditions, except the requirement to dedicate right-of-way. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. July 7, 2005 ITEM NO.: 15 FILE NO.: Z-4410-A NAME: Highway 10 Apartments - Long-form PD-R LOCATION: Located at 12000 Block of Cantrell Road; north side DEVELOPER: The Group, LLC P. O. Box 13267 Maumelle, AR 72113 ENGINEER: Carter Burgess 10816 Executive Center Drive Little Rock, AR 72211 AREA: 19.52 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2 Single Family ALLOWED USES: Single Family PROPOSED ZONING: PD-R PROPOSED USE: Multifamily VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to construct a new apartment development on this undeveloped tract. The project is comprised of 9 apartment buildings, containing 217 units, office/pool facility and 336 parking spaces. The 217 units are broken down as follows: 56, one-bedroom units; 133, two-bedroom units; and 28, three- bedroom units. Of the 19.5 acres, the eastern 9.2± acres will remain undisturbed and in its present wooded state. Due to the slope of the site, there will be retaining walls throughout the complex. None of the walls will exceed the height allowed by the code. July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4410-A 2 B. EXISTING CONDITIONS: The site is undeveloped and heavily wooded. The property has an average slope of approximately 27% up from Cantrell Road. Single family homes are located at the top of the slope, to the north of the site. Multifamily and commercial developments are located across Cantrell Road to the south. A small piece of undeveloped, R-2 zoned property is adjacent to the east. Farther to the east are office buildings, a fire station and a church. A utility substation and a new office building are located to the west. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Walton Heights/Candlewood, Piedmont, Pankey and Pleasant Forest Neighborhood Associations were notified of this proposal. D. ENGINEERING COMMENTS: 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. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should be separated from the street by a 3 to 5-foot green buffer. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Cantrell Road has a 2003 average daily traffic count of 34,000 vehicles. July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4410-A 3 9. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Capacity Construction Analysis required for this project, contact Little Rock Wastewater Utility for details. No Detention Basins may be built over existing sewer mains. Existing Sewer Mains must be at least five foot outside of the top bank of the Detention Basin. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. In order to obtain sufficient flow and pressure to provide adequate fire protection for this development it is probable that the water facilities may need to oversized and/or that the on-site line may need to be looped. Please submit four copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place Fire hydrants per code. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4410-A 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a change from R-2 (Single Family District) to PRD (Planned Residential Development) for construction of 217 apartment units. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five-lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Dense residential uses may generate significant traffic so access to the site from Cantrell Road should be limited. Cantrell Road may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development goal is “To promote and integrated community structure and design that provides a unique, healthy, and safe urban living environment,” with action statement supporting construction of sidewalks and underground utilities in new developments. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the landscaping and excavation ordinance. This site is on a hillside and will result tree removal, excavation, and extensive terracing to accommodate this development. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. Compliance with the City’s Landscape and Buffer Ordinances is required. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, western and eastern perimeters of the site. Credit toward fulfilling this requirement can be given for existing trees and vegetation that is able to satisfy this year-around requirement. July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4410-A 5 An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree-covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six-inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicants were present. Staff presented the item and noted additional information was needed regarding building height, design and setbacks; signage; site lighting; phasing; and fencing. The applicants were asked to locate playground areas, to label areas to remain undisturbed and to provide “typical” details of the parking spaces. Staff asked that dumpster screening details be provided and dumpster pick-up be limited to daylight hours only. Staff noted that areas labeled as undisturbed and trees labeled as existing to remain needed to be protected during site development and construction. Staff stated development needed to be coordinated with the plans administrator prior to any site work. In response to a question from staff, the applicants stated the swimming pool could not be pulled back behind the 100 foot setback line without creating the need for additional, taller retaining walls. Staff commented that several apartment developments had areas of covered parking. The applicant was asked to consider if covered parking was desired and to show the structures on the site plan. Public Works, landscape and utility comments were noted. The applicants were advised to heed the wastewater utility note regarding the placement of detention basins. It was agreed that the existing dense vegetation would provide better screening on the north perimeter than erecting a wood fence since the fence construction would result in tree removal. The applicants were advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicant proposes to construct a new apartment development on this undeveloped, 19.52± acre tract. The project is comprised of 9 apartment buildings, containing 217 units, office/pool facility and 336 parking spaces. Of the 19.52± acres, the eastern 9.2± acres will remain undisturbed and in its July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4410-A 6 present wooded state. Due to the slope of the site, there will be retaining walls throughout the complex. None of the retaining walls will exceed the height allowed by the code. The property has 130± feet of slope up from south to north. The project has been designed in a series of terraces to work with the slope and to minimize to work with the slope and to minimize the height of retaining walls. Large areas of the wooded site are labeled as undisturbed and will be protected throughout the site development. The undisturbed buffer ranges from 40’ – 100’ on the north, 30’ – 130’ on the west and 40’ – 100’ on the south beyond the required 40’ landscape buffer. The 750 feet of the site will remain undisturbed. The applicant has presented a plan for preservation and protection of the undisturbed areas and trees to remain. The site will have two access points to Cantrell Road. The applicant has agreed to dedicate right-of-way, construct a sidewalk on the entire perimeter and to construct a deceleration lane in the area of the two entrances. Fencing will consist only of safety fencing along the upper wall of the retaining walls and around the pool area. The complex will not be gated. A single ground-mounted sign is shown at the main entrance. The sign will comply with the Highway 10 standard of 6 feet in height, 72 square feet in area, monument style. A playground area is proposed near the office area. Lighting will be shielded to prevent light pollution onto other properties. Several dumpsters are located throughout the site. Each dumpster will be screened and pick-up will be limited to appropriate day time hours. No covered parking is proposed. The swimming pool intrudes into the Highway 10 required front setback of 100 feet. The pool will have a setback of 80± feet. Moving the pool back would require constructing an excessively high retaining wall. Staff supports the proposed location. Due to the terrain of the site, all buildings will be three levels on the high side and four levels on the lower side. The maximum building height for any building is 37 feet and 2 inches on the high side and 47 feet and 10 inches on the lower side. Because of the size of the tract and the amount of setback provided, staff does not believe the building heights will impact adjacent properties. With the slope of the property and the area of undisturbed buffer on the north, the buildings are below the view of the residential properties on the ridge of the north. The building materials will be split-faced CMU at the base with face brick up two levels on the lower, four level side, with painted hardiboard siding above that. Roofing will be pitched, with fiberglass shingles. The project will be constructed in one phase. There is no bill of assurance for this unplatted tract. July 7, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-4410-A 7 Staff is supportive of the applicant’s proposal. The adopted Land Use Plan recommends multifamily for this site. The density proposed under this development is 11.13 units per acre, just above the level of low density residential which tops-out at 10 units per acre. Leaving the eastern 9.2± acres undeveloped and providing undisturbed areas in front of the development help to assure the site’s compatibility with the Highway 10 scenic corridor concept. Staff believes the development is compatible with uses and zoning in the area. I. STAFF RECOMMENDATION: Staff recommends approval of the PD-R as proposed subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. 2. Preservation of the undisturbed areas and trees to remain is to be coordinated with the Plans Administrator prior to any development activity on the site. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. One letter of opposition had been received by staff and forwarded to the commissioners. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the “Staff Recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes, 0 absent and 1 recusing (Yates). July 7, 2005 ITEM NO.: 16 FILE NO.: Z-6165-A NAME: Humane Society of Pulaski County – Revised Long-form PD-C LOCATION: Located at 14600 Colonel Glenn Road DEVELOPER: Humane Society of Pulaski County 14600 Colonel Glenn Road Little Rock, AR 72211 ENGINEER: Tim Tyler Surveying 51 W. Cadron Ridge Road Greenbrier, AR 72058 AREA: 3.09± acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-C ALLOWED USES: Humane Society PROPOSED ZONING: Revised PD-C PROPOSED USE: Humane Society; adding outdoor exercise area and changing hours VARIANCES/WAIVERS REQUESTED: Waiver of filing fee BACKGROUND: On October 10, 1996, the Planning Commission voted to recommend approval of the Humane Society of Pulaski County PD-C to allow development of a new animal shelter to replace the existing facility at this same site. On December 17, 1996, the Board of Directors approved Ordinance No. 17,337, establishing the PD-C. The approval came after a 6-month process of working through the various issues between staff, the Humane Society, neighboring property owners and the Commission. The approval was granted subject to numerous conditions related to site development and operation. Those conditions will be noted in the analysis to follow. Subsequent to the approval, July 7, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6165-A 2 additional conditions were imposed by the District Circuit Court as the result of a lawsuit filed by a neighboring property owner against the Humane Society. A. PROPOSAL/REQUEST: The Humane Society is now requesting an amendment to the approved PCD to allow for construction of a fenced, outdoor exercise area to be located on the western portion of the site. The exercise area will consist of 4 areas with water service, benches and 2 gazebos. The total fenced area measures approximately 162 feet by 60 feet and will be enclosed by a 5-foot tall chain-link fence. B. EXISTING CONDITIONS: The site contains the Humane Society building and parking lots. An 8-foot tall wood fence wraps around the east, north, west and a portion of the south perimeters of the site. The site is outside of the city limits and the area is rural in nature. Surrounding uses include homes on large tracts and large areas of wooded, undeveloped properties. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Crystal Valley Neighborhood Association were notified of this request. D. ENGINEERING COMMENTS: 1. No comments regarding new fencing. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary. No Comment. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified July 7, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6165-A 3 Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Outside service area. Provide statement from area Volunteer Fire Department indicating approval and ability to serve. County Planning: No Comments. CATA: The site is located outside of the CATA service area. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a PDC (Planned Development -Commercial) to allow for an addition of an outdoor exercise area to the property. Since this is a minor revision to a Planned Development and does not pose a significant change in the overall development that would have an impact on the Land Use Plan, a Plan Amendment is not necessary. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial on the plan and is built as a rural two-lane road through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Colonel Glenn Road may require dedication of right-of- way and street improvements. Since this property is located on a Principal Arterial access to the site should be minimized and should not impede through traffic. Bikeway: A Class I bikeway is shown following Colonel Glenn Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. July 7, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6165-A 4 Landscape: Areas set aside for buffers in the area of the proposed dog exercise pens appear to meet with ordinance requirements. Compliance with the City’s Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicants were present. Staff presented the item and asked the applicants to provide more information on the proposed supervised exercise activities; including hours of use. In response to a question from staff, the applicants stated the exercise area did not violate provisions of the 2002 District Circuit Court order. The applicants were advised to provide a copy of the current bill of assurance or a statement that the property was not covered by a bill of assurance. The applicants were advised to submit a statement committing to comply with all previous conditions. Commissioner Langlais asked if the Humane Society was complying with the condition limiting the number of dogs at the facility. The applicants responded that they were in compliance. Public Works, Utility and Landscape Comments were noted. The applicants were advised to provide a statement from the area volunteer fire department indicating approval and ability to provide service. The applicants were advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: On December 17, 1996, the Board of Directors approved Ordinance No. 17,337 establishing the Humane Society of Pulaski County PD-C at 14,600 Colonel Glenn Road. The approved PD-C allowed for construction of a new building for the animal shelter. The older existing building on the site was removed. The Humane Society has been located at this site since 1978. Prior to that, the property was occupied by a chinchilla farm. The approval of the PD-C came after a six month process and was granted subject to numerous conditions related to site development and operation. Those conditions are as follow: 1. Compliance with staff comments in Sections D, E and F of the agenda Staff Report (Public Works, Utility, Landscape). 2. Compliance with the following amendments offered in a letter dated September 23, 1996 from Wes Louder. July 7, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6165-A 5 (a) house no more than 63 dogs with the exception of dogs in admitting rooms, the clinic, observation room and holding facilities for drop-off. No limits on cats and puppies. (b) no permanent housing of animals outside (c) no outdoor loudspeaker system (d) construct turn lanes (e) lighting to be low-level with most lights turned off after business hours, except for those needed for security reasons. (f) wastewater construction permits and wastewater discharge permits to be obtained before any construction or site preparation begins. (g) all structures to be set back 30 feet from all fences (slightly modified). (h) eight foot high privacy fence and appropriate landscaping on east, west and north sides. (i) all solid waste from dogs being walked to be picked up and disposed of daily. (j) close by 7:00 p.m. on weekdays. (k) emergency telephone numbers being provided. (l) no structures to be located on the property other than those shown on the site plan. (m) a temporary holding facility for animals dropped-off after hours. (n) new building constructed and old structures demolished in one contract, in one consecutive sequence; all to be accomplished within 365 days. (o) sandfilled walls and drainage conditions. July 7, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6165-A 6 The following additional amendments were made by Mr. Lowder and the Humane Society representative at the October 10, 1996 Planning Commission meeting: 1. Hours of operation are 1:00 p.m. – 6:00 p.m., Monday through Friday and 11:00 a.m. – 6:00 p.m., Saturday and Sunday 2. Dogs will be exercised on a rotating basis between 9:30 a.m. and 6:00 p.m. 3. No people convicted of a felony will be permitted to do court-ordered community service at the facility. The applicant had previously stated that no more than 1/3 of the attached outdoor runs would be used at one time and no more than four of the dogs housed within the building would be at one time. All of the animals are to be inside the building from 8:00 p.m. until 8:00 a.m. Subsequent to the City’s approval of the PD-C, a lawsuit was filed by neighboring property owners Dennis and Marilyn Baeyens against the Humane Society. On February 4, 2002, an order/judgment was issued by the District Circuit Court in response to a settlement having been reached by the parties. The following items in the court order are pertinent to the issue before the Commission: 1. A new property line will be established on the Baeyens/Humane Society east/west boundary to run parallel 30 feet from the east edge of the Baeyens existing drive. 2. In the area east of the new property line and west of the current existing field wire fence, the Humane Society agrees to the following conditions: (a) no unattended animals will be left in this area and any animals dropped off in this area will be removed by the Humane Society in a prompt manner. (b) no trees greater than 1 ½ inches in diameter will be removed from this area. (c) no parking lot, enclosed structures or dog runs will be constructed in this area; gazebos, pavilions or similar structures are exempted. (d) landscaping as required pursuant to the PD-C will be planted along the west boundary. July 7, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6165-A 7 The new facility and parking areas were developed and the applicant states all provisions of the PD-C and court order have been adhered to. The Humane Society is now requesting approval of a revision to the PD-C to allow for changes in the hours of operation and to allow for construction of a fenced, outdoor exercise area. The exercise area is to consist of 4 areas with water service, benches and a gazebo. The total fenced area measures 60 feet by 162 feet and will be enclosed by a 5-foot tall chain-link fence. The fenced exercise area is located east of (outside of) the area protected under the 2002 court order. A second gazebo is proposed, as permitted by the court order, in the area west of the proposed exercise area. The applicant has also proposed a change in the approved hours of operation. Hours and days of operation are now proposed as Tuesday – Thursday, Saturday and Sunday, 8:00 a.m. – 6:00 p.m.; Monday and Friday, 8:00 a.m. – 8:00 p.m. The outdoor exercise areas will not be used before 8:00 a.m. or after 8:00 p.m. In the proposed fenced areas, dogs will be supervised and use of the exercise areas will be during the facility’s hours of operation only. The area is to be used in a manner similar to a public dog park but exclusively for the Humane Society. The HSPS hopes to socialize, exercise and teach the dogs basic commands, thereby making them more adoptable. Dogs will be allowed to play together under the supervision of staff or volunteers. At least one staff member or volunteer will be in the enclosure for every five dogs. Dogs will be discouraged from barking and excessive barking will result in the dog being returned to the indoor enclosure. Dogs will be walked to the fenced exercise area on leash, enter the first gate with staff/volunteer, the first gate will be closed, and then the dog will be allowed to enter the enclosure via the second, inner gate. The Humane Society has committed to complying with all other conditions stipulated in the 1996 approved PD-C and the 2002 court order. No additional site lighting will be added in this area. The property is not covered by a bill of assurance. The Crystal Volunteer Fire Department has submitted a letter indicating their approval and ability to provide service to this site. The staff’s knowledge, there are no other issues. The applicant submitted responses to the issues raised at Subdivision Committee and reflected in the analysis above. Staff is generally supportive of the proposed revision to the PD-C to allow the outdoor exercise area, gazebos and revised hours of operation. Staff does believe it is appropriate to limit the use of the outdoor exercise area to the hours of 8:00 a.m. – 6:00 p.m. to limit the potential impact of noise on area residents. July 7, 2005 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6165-A 8 I. STAFF RECOMMENDATION: Staff recommends approval of the revised PD-C subject to compliance with the following conditions: 1. Compliance with staff comments and conditions in Sections D, E and F of the agenda staff report. 2. Compliance with all other conditions of the original 1996 approved PD-C (Z-6165). 3. Compliance with the conditions of the 2002 court order. 4. Use of the outdoor exercise area is to be limited to the hours of 8:00 a.m. – 6:00 p.m. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the “Staff Recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 17 FILE NO.: Z-6240-A NAME: View Point Office Development Long-form POD LOCATION: Located North of Cantrell Road, East of Sam Peck Road DEVELOPER: The Hathaway Group 1001 North University Avenue Little Rock, AR 72207 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: General Office District uses PROPOSED ZONING: POD PROPOSED USE: O-3, General Office District uses VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of Lot 2. A. PROPOSAL/REQUEST: The applicant is proposing the subdivision of a 6.3-acre tract into four office zoned lots as a separate item on this agenda (File No. S-1485). The applicant is requesting a rezoning of proposed Lot 1 to POD to allow the development of this office lot inconsistent with the minimum lot area standard designated per the Highway 10 Design Overlay District. The applicant has indicated proposed Lot 1 will contain 1.20 acres and be developed with an office building. The applicant has indicated the site will be utilized as a medical facility with a lease area to be marketed to an O-3, General Office District use. The site plan includes the placement of 49 parking spaces. The total building square footage July 7, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6240-A 2 proposed is 8,936. The applicant has indicated a 30-foot side yard building setback and a 25-foot rear yard building setback. The front yard building line has been indicated at 100-feet. The applicant has indicated a maximum building height of 30-feet. A single dumpster is proposed along View Pointe Cove with a note indicating the dumpster will be screened on three sides per ordinance requirements. The applicant has indicated a single ground mounted monument style sign to be located in the front yard landscaped area. The site is proposed as six feet in height and seventy-two square feet in area, consistent with signage allowed under the Highway 10 Design Overlay District. The applicant is requesting a variance form the Land Alteration Ordinance to allow advanced grading. The applicant is requesting to grade Lot 2 with the development of Lot 1 to assist in balancing the cut and fill of the site. B. EXISTING CONDITIONS: The site is a vacant tract located on the north side of Cantrell Road. There office uses located to the east of the site and a vacant R-2, Single-family zoned tract located to the west of the site. There is an office development located further west of the site and a church located on a MF-12 zoned tract of property. North of the site is a large utility easement with an overhead power transmission line. The Walton Heights Subdivision is located further north of the site. South of the site are office uses and a church. Southeast of the site is a large multi-family development accessed from Pleasant Ridge Road. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. The Walton Height/Candlewood Neighborhood Association, the Pankey Community Improvement District, the Piedmont Neighborhood Association, along with all property owners located within 200-feet of the site 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. July 7, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6240-A 3 4. Storm water detention ordinance applies to this property. 5. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. Water main extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a change from O-3 (General Office District) to POD (Planned Office Development) for construction of an office development. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five-lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Office uses July 7, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6240-A 4 could generate traffic so access should be limited on Cantrell Road. Cantrell Road may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the landscaping and excavation ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in an office development. Landscape: The plan submitted appears to have 297 square feet less interior landscaping than the 1,311 square feet (8%) required by the Landscape Ordinance. Variances from the Landscape Ordinance require City Beautiful Commission approval. Areas set aside for landscaping appear to meet the Highway 10 Design Overlay District requirements. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the western perimeter of the site. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned any alternative uses for the proposed building. Staff also questioned the lease area indicted on the proposed site plan. Staff stated the indicated dumpster did not have a note concerning proposed screening. Staff also noted typically dumpsters were not allowed adjacent to the right of way. Landscaping comments were addressed. Staff stated the plan submitted did not appear to include sufficient interior landscaping. Staff stated a variance would require approval from the City Beautiful Commission as well as from the Planning Commission. Staff stated the areas set aside for landscaping appeared to meet the Highway 10 Design Overlay District requirement. Staff noted easements July 7, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6240-A 5 could not be used in computing the depth or area of the land use buffer in development abutting property used or zoned for single-family development. Staff noted screening would be required along the western perimeter of the site. Public Works comments were addressed. Staff stated sidewalks would be required on all boundary streets. Staff also stated a grading permit would be required prior to any development of the site. Staff noted comments from the various other reporting departments and agencies suggesting Mr. White contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the proposed uses of the site will be uses as allowed in the O-3, General Office District zoning classification. The applicant has also indicated the proposed dumpster screening and the proposed occupancy of the lease area. The applicant has indicated landscaping sufficient to meet the interior landscaping requirements per the Zoning Ordinance and the Landscape Ordinance. The applicant has also indicated screening will be provided along the western perimeter of the site. The indicated site plan does not include the placement of easements along the western or northern property lines. The applicant has indicated sufficient landscaping in these areas to comply with the typical minimum requirements of the Highway 10 Design Overlay District. The applicant is proposing the subdivision of a 6.3-acre tract into four office zoned lots as a separate item on this agenda (File No. S-1485). The applicant is requesting a rezoning of proposed Lot 1 to POD to allow the development of this office lot inconsistent with the minimum lot area standard designated in the Highway 10 Design Overlay District. The applicant has indicated proposed Lot 1 will contain 1.20 acres and be developed with an office building. The Highway 10 Design Overlay District typically requires a minimum lot size of two acres. The applicant has indicated a POD for proposed Lot 1 to comply with the overlay standards. Staff is supportive of the applicant’s request for a reduced lot area. Staff does not feel the indicated reduced lot area will negatively impact the adjoining properties. The applicant has indicated the site will be utilized as a medical facility with a lease area to be marketed to an O-3, General Office District use. The applicant has indicted one doctor will utilize the building and is proposing the lease area as July 7, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6240-A 6 an office use as allowed under the O-3, General Office District zoning classification. The site plan includes the placement of 49 parking spaces. The total building square footage proposed is 8,936. The indicated parking is sufficient to meet the typical minimum parking required for a medical office facility, six spaces per doctor, and an allowable use under the O-3, General Office District zoning classification. The applicant has indicated a 30-foot side yard building setback and a 25-foot rear yard setback. The front yard building line has been indicated at 100-feet. The Highway 10 Design Overlay District typically requires a minimum building setback of 40-feet on the rear, 30-feet on the sides and 100-feet along the front yard area. The indicated rear yard setback is not sufficient to meet the typical minimum rear yard setback per the Highway 10 Design Overlay District. Staff is supportive of the reduced rear yard setback. The adjoining property is zoned O-3 and will more than likely be developed as an office use. Staff does not feel the reduced rear yard building setback will have any adverse impact on adjacent development. A single dumpster is proposed along View Pointe Cove with a note indicating the dumpster will be screened on three sides per ordinance requirements. Typically, dumpsters are not allowed adjacent to the street. Staff is supportive of the placement of the dumpster adjacent to View Pointe Cove. The applicant has indicated a five foot retaining wall along the rear portion of the dumpster which will help to further screen the dumpster location. In staff’s opinion, even though the dumpster is located adjacent to the roadway, the proposed location will be the least visible from Cantrell Road and View Pointe Cove. The applicant has indicated a single ground mounted monument style sign to be located in the front yard landscaped area. The sign is proposed as six feet in height and seventy-two square feet in area, consistent with signage allowed under the Highway 10 Design Overlay District. The applicant is requesting a variance form the Land Alteration Ordinance to allow advanced grading of the site. The applicant is requesting to grade of Lot 2 with the development of Lot 1 to assist in balancing the site. Staff is supportive of this request. The applicant has indicated the trees along the southern perimeter of Lot 2 will be retained to screen the graded area. The applicant has also indicated the area will be restored per the Land Alteration Ordinance by reseeding the area disturbed. The applicant has indicated any site lighting will be low level and directed inward away from residentially zoned properties and designed to not disturb the scenic appearance preserved in the Highway 10 Corridor. The applicant has indicated lighting will be directed to the parking areas and not reflected into the adjacent July 7, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6240-A 7 neighborhoods. The indicated lighting is consistent with Highway 10 Design Overlay District requirements. Staff is supportive of the applicant’s request to rezone the proposed lot to POD to allow the construction of a new office building on the site. Although the indicated site plan does not fully comply with the typical requirements of the Highway 10 Design Overlay District staff feels the applicant has tried to meet the intent of the Highway 10 Design Overlay District. Staff feels if the development is constructed as proposed the development should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the applicant’s request for advanced grading of proposed Lot 2 with the development of proposed Lot 1. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the applicant’s request for advanced grading of proposed Lot 2 with the development of proposed Lot 1. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 18 FILE NO.: Z-7022-D NAME: Pinnacle Creek Revised Short-form PCD LOCATION: Located north of Cantrell Road at Taylor Loop Road DEVELOPER: Rees Development 11719 Hinson Road Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick #10 Otter Creek Court Little Rock, AR 72210 AREA: 2.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Strip retail with C-3, General Commercial uses PROPOSED ZONING: Revised PCD PROPOSED USE: Strip retail with C-3, General Commercial uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission reviewed and approved a proposed three lot preliminary plat and recommended approval of a proposed rezoning request for proposed Lot 1 at their May 31, 2001, Public Hearing. The Little Rock Board of Directors adopted Ordinance No. 18,516 on July 3, 2001, establishing Cantrell Loops Subdivision (Lot 1) Short-form PCD. The remainder of the site was zoned C-3, General Commercial District and R-2, Single-family District. On April 6, 2004, the Little Rock Board of Directors rezoned Lot 2 from C-3, General Commercial District and R-2, Single-family District to PCD by the adoption of Ordinance No. 19,073 . The rezoning included the development of a strip retail center containing July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7022-D 2 C-3, General Commercial District uses as allowable uses for the site. The Little Rock Planning Commission reviewed this request and made a recommendation of approval at their March 11, 2004, public hearing. The proposal included the construction of a single building totaling 22,400 square feet. The applicant indicated a western side yard setback of 25-feet with a 20-foot landscaped strip and a northern setback of 30-feet and a landscaped strip of 25-feet. The approved site plan included a six-foot wood fence in addition to plantings at one and one-half times the required landscaping typically required along the northern and western property lines. The applicant indicated the additional screening and landscaping would be provided to protect the adjoining residentially zoned properties. The applicant also indicated the rears of the building would act as screening and no doors or windows would be placed on the rear of the building other than those required by fire code. The applicant indicated mechanical equipment would be placed in an area that would not be intrusive to the adjoining single-family zoned properties. On January 20, 2005, the Little Rock Planning Commission reviewed a request to rezone Lot 3 of the Cantrell Loops Subdivision from C-3, General Commercial District to PCD, which would allow the required rear yard buffer to be contained within an existing 30-foot easement. The Little Rock Board of Directors approved the request by adopting Ordinance No. 19,276 on February 15, 2005, which established Cantrell Loops Subdivision (Lot 3) PCD. On April 14, 2005, the Planning Commission voted to approve a revision to the previously approved Lot 2 PCD to allow the construction of a single building totaling 25,941 square feet along with 117 parking spaces. The applicant’s site plan indicated a 15-foot building setback along the western property line and landscaping to be placed in a 10-foot utility easement. The site plan also included the placement of a 10-foot landscaped strip along the northern perimeter of the site contained within a 20-foot utility easement. The site plan included the placement of 12 parking spaces behind the proposed building along with two trash dumpsters. The applicant had indicated the days and hours of operation to be from 7:00 a.m. to 10:00 p.m. seven days per week. The application was amended to allow a ground sign which complied with the Highway 10 Overlay standards; 6 feet in height and 64 square feet in area. On May 17, 2005, the Board of Directors voted to deny the revised PCD. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved Lot 2 PCD to allow the construction of a single building totaling 25, 941 square feet along with 107 parking spaces. The site plan indicates a 21-foot building setback on the western perimeter and a 10-foot utility easement along the property line. A 49 feet and 3 inches setback is provided on the north and a 10-foot utility easement is located along the north property line. A 6-foot wood fence is proposed along the north and west perimeters. No parking is located behind the July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7022-D 3 building. The dumpsters are shown at the northeast corner of the building; maintaining a 25-foot setback from the north property line. C-3 uses are proposed and days and hours of operation are proposed as 7:00 a.m. to 10:00 p.m., 7 days a week. B. EXISTING CONDITIONS: The site is undeveloped. A new restaurant is located adjacent to the east and a Walgreen’s store is adjacent to the south. A single family residence is adjacent to the west and undeveloped, R-2 zoned property is located to the north. The property is located within a commercial node and several other non-residential uses are located in the vicinity; including a strip retail center, banks, offices and an antique store. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Westchester, Westbury and Secluded Hills Neighborhood Associations were notified of this proposal.. D. ENGINEERING COMMENTS: 1. No Comments on proposed increase in building footage. All previous comments on the PCD apply. 2. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for project. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of metered connection(s) will apply to this project in addition to normal July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7022-D 4 charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place Fire hydrant per code. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revision to a PCD (Planned Commercial Development) to add additional square footage to a previously approved strip retail center. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial running east and west through this area and is built as a five-lane road through this section. Taylor Loop intersects Cantrell Road south of this property and is shown as a Minor Arterial with several half-street improvements connecting with Rahling and Hinson Roads, also Minor Arterials. The 2003 Bond should fund improvements to Taylor Loop Road between Cantrell Road and Hinson Road. Another Minor Arterial, Pinnacle Valley Road, intersects Cantrell Road east of the property and is not accessible from this site. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7022-D 5 objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in a Commercial area. Landscape: With the exception of the proposed western perimeter landscaping being encumbered with a 10-foot wide utility easement, areas set aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas is required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Patrick McGetrick was present representing the application. Staff presented the item and noted additional information was needed regarding building height and design, building setbacks, signage, specific uses, site lighting, dumpster screening, phasing of development and parking stall dimensions. The applicant was advised to locate the mechanical units and to provide a copy of the current bill of assurance. Public Works, Utility and Landscape Comments were presented. The applicant was advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicant proposes to rezone this 2.1± acre lot from PCD to revised PCD to allow for construction of a 25,941 square foot retail commercial strip center and 107-space parking lot. The building is 3,541 square feet larger (16%) than what had previously been approved in 2004. Setbacks under this current proposal are better than those under the April 2005 proposal and parking which had been proposed to be behind the building under the April 2005 proposal has now been removed. The proposed building will be steel frame with metal stud exterior walls with brick veneer on three sides and metal panels on the back wall. The roof will be a single sloped metal roof sloping from front to back to a gutter and downspouts. Parapet walls will be on three sides to hide the roof. The front elevation will be various heights from 23-30 feet with a tower in the corner, which will be 36 feet in height plus a pyramid standing-seam metal roof. Building setbacks are 49 feet and 3 inches on the north, 53 feet on the south, 43 feet and 3 inches on the east and 21 feet and 2 inches on the west. Proposed uses are general retail with some restaurant space. Site lighting will be pole mounted parking lot lights with wall sconces on the front and sides of the building. Under-canopy lighting will light the front sidewalks. Wall-mounted security lighting will be located on the July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7022-D 6 back of the building. All lighting must be shielded downward and into the site. The dumpster is located near the northeast corner of the lot, off of the main access drive. The dumpster will be screened as required by code. There is 25 feet of setback between the dumpster and the north property line. The building shell and site improvements will be constructed in one phase. Tenant spaces will be finished-out as they are leased. Location of the mechanical units has not been determined, however it is thought that condensing units will be placed on the ground behind each tenant space. Roof-mounted units are not proposed. There is no bill of assurance issue. The applicant is proposing a ground-mounted sign, which exceeds the Highway 10 Overlay District standards for a single commercial building. The code allows a 6-foot tall, 72 square foot monument sign. The applicant is proposing a 12 feet and 8 inches tall, 153 square foot, multiple tenant monument sign. Staff believes signage should comply with the overlay standards. In general, staff is supportive of this proposal. Building setbacks and screening from adjacent residential properties are sufficient. No activity is proposed behind the building so the structure itself can provide screening from the parking lot and other activities on the site. The applicant has proposed 107 on-site parking spaces. Under the typical shopping center parking requirement of one space for each 225 square feet of gross leasable area, 115 spaces would be required. Staff believes this is a relatively minor variance from ordinance standards and the parking should be sufficient for all permitted C-3 uses in the proposed shopping center. With the 10-foot utility easement on the west side, the required buffer falls below that required by the Overlay District. With limits placed on activities behind the building and the screening fence, the reduced buffer should have minimal impact on adjacent properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. 2. No doors or windows are to be placed on the rear of the building other than emergency exits, which might be required by the fire code. 3. Site lighting shall be shielded downward and into the site. 4. Deliveries are to be through the front entrances. July 7, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7022-D 7 5. The ground-mounted sign must comply with the Highway 10 Overlay Standard of a 6-foot tall, 72 square foot monument style sign. 6. If mechanical units are placed on the roof, a parapet wall must be constructed on the rear of the building to screen the units from the adjacent properties. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the “Staff Recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 19 FILE NO.: Z-7622-A NAME: Bale Chevrolet-Honda – Short-form PCD LOCATION: Located at 15617 Chenal Parkway DEVELOPER: Bale Chevrolet-Honda 13101 Chenal Parkway Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.67± acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3 and OS ALLOWED USES: General Commercial PROPOSED ZONING: PCD and OS PROPOSED USE: Automobile delivery, prep and storage; employee training VARIANCES/WAIVERS REQUESTED: 1. Waiver boundary street improvements 2. Use of gravel parking BACKGROUND: The property was formerly the site of Kinco Construction Company. On June 17, 2004, the Planning Commission voted to recommend approval of a request to rezone the tract to C-3 with the portion of the property located within the floodway to be zoned OS Open Space. On August 2, 2004, the Board of Directors approved the C-3 and OS zoning by the adoption of Ordinance No. 19,153. The site has been unused since that date. July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-A 2 A. PROPOSAL/REQUEST: The applicant is now requesting approval of a PCD zoning to allow use of the property by Bale Chevrolet-Honda for up to 5 years for delivery, prep and storage of vehicles for the dealership which is located farther east on Chenal Parkway (13101 Chenal Parkway). An existing, two-story building is proposed to be used for vehicle prep and employee training. The other structures and sheds on the site are to be removed. Areas of gravel parking are proposed for storage of up to 236 vehicles. Fencing will be installed around the perimeter of the vehicle storage area. An asphalt driveway is to be extended through to Kanis Road to accommodate the delivery trucks. After 5 years, the property is to revert to C-3. B. EXISTING CONDITIONS: The property currently contains a vacant office building and construction yard, formerly occupied by Kinco Construction Company. There is an old residential structure which is located within the south one-half of the property. There is a paved access drive from Chenal Parkway, with paved parking along the east side of the office building. There is also a gravel access drive from Kanis Road, leading to the residential structure. The general area contains a mixture of uses and zoning. The One Source Home Center development is located immediately west, with undeveloped C-3 zoned property and the Kroger PCD development further west. There is undeveloped O-2 zoned property to the east, with single family residences further east. An automobile dealership has recently been approved for the undeveloped C-2 zoned property located across Chenal Parkway to the north. A plant nursery, single family residences on large lots and undeveloped R-2 zoned property is located to the south across Kanis Road. A fairly large portion of the property (almost the entire east one-half of the property) is located in the floodway for Rock Creek, as the creek runs north/south through the property near the east property line. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Parkway Place Neighborhood Association were notified of this request. D. ENGINEERING COMMENTS: 1. The proposal is for a temporary use of property to store vehicles, however there are a number boundary street, access and flood issues associated with the re-development or change in use of this property. July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-A 3 2. Chenal Parkway is classified on the Master Street Plan as a principal arterial. At this location, right-of-way is adequate except where a property pin extends to the shoulder. An additional 20 feet is required at this point, tapered back to other corners. 3. The Master Street Plan calls for a new leg of Kanis Road to be constructed from Chenal Parkway south along the western boundary of the property. The new street then turns east in a short radius to meet the existing Kanis Road alignment. With site re-development, ½ street improvements to this street would be required. 4. Parking of vehicles and construction of fencing in the floodway is prohibited. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. The developer must provide access points to the floodway at a maximum interval of 600 feet. 5. The driveway location on Kanis does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Because of the short distance between the bridge and future Kanis/Wellington extension, the property should take access from the Kanis extension near the center of the property. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 hydrant per code. July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-A 4 Parks: Consider donation and location for future Rock Creek Trail to support extension to west Little Rock. Contact Mark Webre at 371-4470. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. 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 from C-3 (General Commercial District) to PCD (Planned Commercial Development) for construction of a car lot associated with a nearby automotive dealership. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Parkway is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The Master Street plan also indicates a proposed Minor Arterial immediately west of the application. The purpose of a Minor Arterial is to provide connections to and through an urban area. This proposed Minor Arterial was identified in the 1998 Kanis Road Concept Study and is a continuation of Kanis Road and intersects with Wellington Hills Road. At the June 17, 2004 Planning Commission hearing this land was discussed in a previous application. At that time Public Works commented that any future construction or development of the property would be subject to Master Street Plan improvements. Chenal Parkway may require dedication of right-of-way and may require street improvements. The proposed Minor Arterial may require partial construction. Right of way dedication and construction may also be required along Kanis Road. Bicycle Plan: A Class I bikeway is shown along Chenal Parkway. Parts of this bikeway have already been constructed in the Chenal Parkway median near the Parkway Place/Chenal Parkway intersection A Class I bikeway is being is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-A 5 to maintain the residential integrity of the neighborhood with an objective and action statement noting that new development should adhere to the Future Land Use Plan. The proposed development is not in conflict with the Plan since it is shown as Commercial. The Natural Environment Goal is to “Preserve and maintain existing greenways and open spaces in the neighborhood, “ and references one specific action statement recommending preservation of properties identified as Potential Greenbelts in the Parks and Recreation Master Plan. Since part of this application is shown as a potential greenbelt that part should be preserved. Landscape: Compliance with the City’s Landscape and Buffer Ordinance is required. The plan submitted does not provide for the minimum 6-foot 9-inch wide landscape strip along the majority of the sites western perimeter. An irrigation system to water landscaped areas will be required. Variances from these standards will require City Beautiful Commission approval. It will be necessary to have cross ties placed to protect landscaped areas from vehicular traffic and gravel intrusion. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicants were present. Staff presented the item and noted additional information was needed regarding signage, days and hours of operation, site lighting, dumpster location and screening, fencing and gates. The applicant was asked to provide a more detailed explanation of the proposed uses. It was noted that fencing and vehicle parking areas needed to be removed from the floodway. Staff noted that the proposed use was for up to 5 years and the applicant was requesting a waiver of boundary street improvements and a variance to be allowed to use gravel parking. Public Works, Utility and Landscape Comments were noted. Public Works Staff stated the property should take access from the proposed Kanis Road extension, not directly off of Kanis Road. Floodway comments were noted. Staff noted that the landscape strip on the west perimeter did not comply with Ordinance requirements. The applicant was advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicant is requesting rezoning of this C-3 zoned site to PCD to allow use of the site by Bale Chevrolet-Honda for up to 5 years for delivery, prep and storage of vehicles for the dealership which is located farther east on Chenal Parkway. An existing, two-story building is to be used for vehicle prep and employee July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-A 6 training. The other structures on the site are to be removed. Areas of gravel parking are proposed for parking/storage of the vehicles. Fencing is to be installed around the perimeter of the vehicle storage area. An asphalt driveway is to be extended through to Kanis Road to accommodate delivery trucks. After 5 years, the property is to revert to C-3. The applicant is requesting a waiver of the required street improvements. Vehicles are proposed to be delivered to the site by transport trucks Monday through Saturday, 7:00 a.m. to 6:00 p.m. Trucks will enter the site from Kanis Road, park within the fenced area, unload and then exit onto Chenal Parkway. The unloaded vehicles would be parked and stored on the site and, as needed, go into the shop area where the pre-delivery inspection is to take place. The pre-delivery inspection consists of each vehicle having the protective plastic removed and inspection for leaks, damage, fit and function. No repairs, clearing and washing will take place at this site. The applicant has also proposed to bring used vehicles to this site, to be handled in much the same manner. Needed repairs or tires being replaced is to occur at the main dealership site. The applicant also proposes to allow wholesaling of vehicles and viewing of inventory at this site with any transactions to be completed at the main facility. The training of personnel is to take place Monday through Friday, 7:30 a.m. to 5:30 p.m. Lighting of the site will be directed into the site and “used at a minimum”. A screened dumpster will be located behind the building. Signage is to consist only of a wall sign on the north (street side) façade of the building. The applicant did submit a revised plan and responses to issues raised at Subdivision Committee. The south driveway has been relocated to the area of the Kanis Extension. The landscape strip on the west has been shown at the minimum of 6 feet and 9 inches. The proposed new parking area has been removed from the floodway, however the fencing has not. Staff is not able to support the application as proposed. When the issue was first proposed to staff, the understanding was this was to be a temporary use; for off loading and preparation of new vehicles that would then be moved to the dealership for sale. The applicant has now proposed to add wholesaling of vehicles and customer viewing of vehicles. Prepping of used inventory has also been added. The nature of the use now seems to be beyond what should be supported as a temporary use. Staff believes it is appropriate to now treat the development as one of a more permanent nature. The proposed gravel parking should be replaced with paving or another approved permeable surface. Appropriate screening and landscaping should be installed. Fencing must be removed from the floodway. Commitments must be made to complete the required street improvements. July 7, 2005 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-7622-A 7 Only when these issues are addressed, can staff begin to consider the other use-related issues such as wholesaling of vehicles and customer viewing of inventory. I. STAFF RECOMMENDATION: Staff cannot recommend approval of the PCD, as proposed. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented the item and noted that the applicant had amended the application to address staff objections. The applicant had agreed to pave all vehicular use areas and to comply with all screening requirements. The applicant had also responded to staff’s concern about the use by submitting the following amendment: “There will be no inventory viewing or wholesaling from the lot. We (Bale) will use it for truck loading and unloading, vehicle storage, new and used pre-delivery vehicle inspection and for training staff members. Only Bale Honda and Bale Chevrolet personnel will be on the lot for the above listed needs.” Staff recommended approval of the amended application subject to compliance with the comments and conditions outlined in Sections D, E and F of the agenda Staff Report. Staff also recommended approved of a 5-year deferral of required street improvements. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 20 FILE NO.: Z-7783-B NAME: Miracle Development Short-form POD LOCATION: Located at 14929 Cantrell Road DEVELOPER: Miracle Development 8015 Stagecoach Road Little Rock, AR 72210 ENGINEER: Global Surveying Consultants Inc. 217 West 2nd Street, Suite 100 Little Rock, AR 72201 AREA: 2.21 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: O-2, Office and Institutional Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The applicant submitted a proposal to rezone the site from R-2, Single-family to PCD to allow the construction of a two-bay automatic carwash facility with three vacuum stations along Cantrell Road with the addition of a future third bay. The Little Rock Planning Commission denied this rezoning request at their April 14, 2005, Public Hearing. The applicant also submitted a requested rezoning of the property located at 14929 Cantrell Road from R-2, Single-family District to O-3, General Office District for future office development. The Little Rock Planning Commission denied this request at their April 28, 2005, Public Hearing. July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7783-B 2 A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of the site from R-2, Single-family to POD to allow a conceptual site plan for a future office development. The applicant has indicated a maximum building footprint of 20,000 square feet and a maximum building height of 35-feet or two stories. The applicant has indicated landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site. The applicant has indicated a reduced landscape buffer along the eastern perimeter of the site of 20-feet. The applicant has indicated a 30-foot side yard setback along the western perimeter of the site. The applicant has indicated a 20-foot building setback along the eastern perimeter of the site. Both the front and rear yard building setback have been indicated at 100-feet. The applicant has indicated O-2, Office and Institutional Uses as allowable uses for the site. B. EXISTING CONDITIONS: The site currently contains two (2) single-family residential structures, with a single access drive from Cantrell Road. Single-family residences are located on the property immediately west and south of the site. A mixture of residential, office and commercial uses and zoning exists to the west along Cantrell Road. Single-family residential and office uses and zoning is located across Cantrell Road to the north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Westbury Neighborhood Association, the Westchester Neighborhood Association, the Secluded Hills Neighborhood Association, all property owners located within 200-feet of the site and all residents, who could be identified, located within 300-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required at all locations. Additional easement for future storm water improvements may be required. July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7783-B 3 2. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Provide sketch grading and drainage plan showing proposed drainage and grading for future site development. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Westchester Subdivision to the west has a history of flooding problems. The storm water detention ordinance applies to this property and will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7783-B 4 applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) to designate a building envelope for future office development. The request does not require a change to the Land Use Plan because office uses are an appropriate use in Transition. Since this application is in an area shown as Transition and subject to the Highway 10 Overlay District, any proposed development must conform to the overlay standards and be compatible with adjacent development. Based on previous actions of the City, only Planned Office District or “O-1” Quiet Office zoning have been approved in order to assure this compatibility. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the plan. Cantrell Road is built as a five-lane road through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Cantrell Road may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial, access to the site should be minimized and should not impede through traffic. Bicycle Plan: Existing or proposed Class I, II or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping and Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of an office development in the Transition land use category. Landscape: The plan submitted does not provide for the minimum 25-foot wide landscape buffer along the sites eastern perimeter that is required by the Highway 10 Design Overlay Ordinance or the 32-foot wide land use buffer along the sites southern perimeter required by the Zoning Ordinance. A minimum of 70 percent of the required southern, eastern and western buffers are required to be left undisturbed. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern, eastern and western perimeters. A minimum of eight percent of the proposed vehicular use area will be required to be landscaped with interior islands of at least 7 ½ feet in width and 150 square feet in area, or 300 square feet in area if there are to be over 150 parking July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7783-B 5 spaces. A reduction of these standards would require City Beautiful Commission approval. An irrigation system to water landscaped areas will be required. Prior to a building permit being obtained, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff stated the developers were filing a conceptual POD to establish maximum building footprint, parking fields, landscaped areas and allowable uses for the site. Staff stated once a development was secured a revised site plan would be submitted to establish the final development plan. Staff requested the applicant provide additional information concerning proposed signage and dumpster screening. Staff also requested the applicant provide the maximum building square footage in the general notes section of the proposed site plan. Public Works comments were addressed. Staff stated storm water detention would apply to the proposed development. Staff stated the Westchester Subdivision to the west had a history of flooding problems. The applicant indicated detention would be provided underground at the time of development. Landscaping comments were addressed. Staff stated a portion of the proposed on-site landscape buffer width along Cantrell Road was indicated at 40-feet as required by the Highway 10 Design Overlay District Ordinance. Staff also stated a six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings was required along the eastern, western and southern perimeters of the site. Staff stated credit toward fulfilling this requirement could be given for existing trees and undergrowth that satisfied this year-around screening requirement. Staff stated an irrigation system to water landscaped areas would be required Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated a maximum building footprint of 20,000 square feet and a maximum July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7783-B 6 building height of 35-feet or two stories. The applicant has indicated the total square footage of the final development will be based on the available parking. The applicant has indicated they are not ready to provide an overall site design so the total parking available and building square footage is not available. Staff is supportive of the indicated conceptual plan and the condition the total square footage of the building is directly related to the available parking on the site. The applicant has indicated landscape buffers and building setbacks consistent with the Highway 10 Design Overlay District along the north, south and western perimeters of the site. The applicant has indicated a reduced landscape buffer along the eastern perimeter of the site of 20-feet. The applicant has indicated a 40-foot side yard setback along the western perimeter of the site. The applicant has indicated a 20-foot building setback along the eastern perimeter of the site. Both the front and rear yard building setback has been indicated at 100-feet. The Highway 10 Design Overlay District typically requires a minimum building setback of 40-feet on the rear, 30-feet on the sides and 100-feet along the front yard area. The indicated eastern side yard setback is not sufficient to meet the typical minimum side yard setback per the Highway 10 Design Overlay District. Staff is supportive of the reduced side yard setback. The adjoining property is zoned R-2 and is shown as Transition on the City’s Future Land Use Plan. Staff feels it is unlikely the area will redevelop as a single-family use and more than likely redeveloped as an office use. Staff does not feel the reduced side yard building setback and reduced landscape strip will have any adverse impact on adjacent future development. A single dumpster is proposed in the front yard area with a note indicating the dumpster will be screened on three sides per ordinance requirements. Typically, dumpsters are not allowed adjacent to the street. Staff is supportive of the placement of the dumpster in the proposed location. The applicant has indicated the dumpster has been located in this area to limit the impact on adjoining single- family homes. In staff’s opinion, even though the dumpster is located adjacent to the roadway, the proposed location will have the least impact on the adjoining properties and single-family homes. The applicant has indicated O-2, Office and Institutional Uses as allowable uses for the site. The indicated uses would allow for an office development with limited impact on adjoining properties. The applicant has not indicted the use of the site with accessory uses limiting the potential for commercial activities on the site. Staff is supportive of the applicant’s request. The applicant is requesting a rezoning of the site from R-2, Single-family to POD to allow a conceptual site plan for a future office development. The conceptual plan is designed of designate allowable uses, building placement, parking fields and landscaped area. The applicant has indicated once a development is secured a revised site July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7783-B 7 plan will be submitted to the Commission for final approval. Staff recommends once the final development is secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. Staff feels the final design of the development should compliment the adjoining neighborhood and be designed to limit the impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above staff report. Staff recommends once the final development is secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were two registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation that once the final development was secured architectural elements such as building design, window placement, construction materials and site lighting be reviewed as a part of the approval. Ms. Ruth Bell addressed the Commission in support of the proposed request. She stated the indicated development, although conceptual, appeared to meet the minimum requirements of the Highway 10 Overlay District and was an appropriate use of Transitional property. Ms. Celia Martin addressed the Commission in opposition of the proposed request. She stated the neighborhood was concerned with a few of the indicated uses. She stated she felt the institutional uses were not appropriate uses adjacent to a neighborhood. She stated the neighborhood was also concerned with the development of a two story structure. She stated the neighborhood did not want a building which would intrude into the rear yard areas of the existing neighborhood. She stated the future development should be designed to be sensitive to the neighborhood with consideration given to parking, building design and potential uses. Mr. Kelton Price stated although the dumpster was located adjacent to the roadway the dumpster would be incorporated into the building design. He stated the developers were very sensitive to the overlay and the entry into the building and did not want to detract from either. He stated once a final development plan was secure the July 7, 2005 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-7783-B 8 Commission would have the opportunity to review the request and recommend design criteria. A motion was made to approve the request. The motion carried by a vote of 10 yes, 0 noes and 1 absent. July 7, 2005 ITEM NO.: 21 FILE NO.: Z-7867 NAME: Singleton Short-form PCD LOCATION: Located at 4744 and 4754 Springer Boulevard DEVELOPER: Henry Singleton 655 Lewelling Boulevard, #301 San Leandro, CA 94579 ENGINEER: Dee Wilson 2523 North Willow Street North Little Rock, AR 72114 AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial District ALLOWED USES: Light Industrial District uses PROPOSED ZONING: PCD PROPOSED USE: Martial Arts Studio and Second Hand Store VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing a rezoning of the site from I-2, Light Industrial District to PCD to allow the existing building containing approximately 5,400 square feet to be utilized with two prospective uses. The applicant has indicated a minimum of 1,700 square feet of the existing commercial building will be utilized as a martial arts studio and a minimum of 1,500 square feet of the building will be used as a Seconds Thrift Shop, LLC. B. EXISTING CONDITIONS: The site contains a vacant commercial building. The parking areas are currently in place with an access drive from Springer Boulevard and also a drive located July 7, 2005 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7867 2 on Simpson Street. There is a vacant boarded structure located along the eastern property line. To the west of the site is a mixture of residential and commercial uses. South of the site are single-family residences and duplex homes. Also located in the area is the newly redeveloped Granite Mountain housing development and an outreach mission is located to the east of the site on the corner of Carolina and Highway 365. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received a few informational phone calls from area residents. The Granite Mountain Neighborhood Association and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. No comment on change in use of existing building and parking area. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 377-1225 if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is located on a dedicated CATA bus route, the College Station Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a zoning change from I-2 (Light Industrial District) to July 7, 2005 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7867 3 PCD (Planned Commercial Development) to allow C-3 uses to occupy an existing building. The request does not require a change to the Land Use Plan. Master Street Plan: Springer Boulevard is shown as a Minor Arterial on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. The street will require dedication of right-of-way and may require half street improvements. Bicycle Plan: A Class II bikeway is shown on Springer Boulevard adjacent to the property. A Class II bikeway is located on the street as either a 5 foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the proposed request. Staff questioned the circulation for the proposed martial arts school. The applicant indicated he would contact the school and request additional information regarding the proposed parking and circulation. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the existing asphalt parking areas will be utilized for parking for the martial arts studio and the second hand shop. The applicant has indicated the two uses will operate during different hours so there will be ample parking to serve both of the indicated uses. The applicant has indicated the martial arts studio will have 15 to 20 students per class and two classrooms on the site. These students will range in ages from children to adults. The applicant has also indicated the main gym will house classes for the Tiny Tigers, or children 7 and under. The applicant has indicated each class will run approximately one hour. July 7, 2005 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z-7867 4 The applicant has indicated a portion of the site will be use by Seconds Thrift Shop, LLC. The Thrift Shop is a retail store specializing in top quality second hand clothing and accessories. The applicant has indicated clothing and accessories are not repaired or cleaned on the site. Staff is supportive of the applicant’s request. The applicant is proposing a rezoning of the site from I-2, Light Industrial District to PCD to allow the existing building containing approximately 5,400 square feet to be utilized with two prospective uses. The applicant has indicated a minimum of 1,700 square feet of the existing commercial building will be utilized as a martial arts studio and a minimum of 1,500 square feet of the building will be used as a Seconds Thrift Shop, LLC. The applicant has indicated the existing parking areas will be utilized. Staff feels the indicated parking is sufficient to meet the needs of the site and the proposed uses. To staff’s knowledge there are no outstanding issues associated with the proposed request. Staff feels the rezoning of the site to PCD should have minimal impact on the adjoining properties if limited to the two uses proposed. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. Staff presented the item with a recommendation of approval of the request. Staff stated they had met with the opposition prior to their leaving. Staff stated their primary concerns were with noise, traffic and hours of operation. The applicant stated the business would not generate a great deal of traffic. She stated there would be approximately 10 to 15 students with classes lasting one to two hours. She stated the hours were from 5 pm to 9 pm Monday through Friday and on Saturday morning. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. July 7, 2005 ITEM NO.: 22 FILE NO.: Z-7869 NAME: Hood Short-form PD-R LOCATION: Located at 1009 Cross Street DEVELOPER: Betty Hood 1301 South Harrison Street Little Rock, AR 72204-2748 ENGINEER: Richardson Surveying, PLLC P.O. Box 6865 Sherwood, AR 72124-6865 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: General Office District uses PROPOSED ZONING: PD-R PROPOSED USE: Single-family VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of the site from O-3, General Office District to PD-R to allow the construction of a new single-family home. The applicant has indicated the home will contain approximately 2,191 square feet and be constructed as a two story structure. The applicant has indicated a front yard building line of ten feet, a rear yard setback of fifteen feet and a side yard setback of four and one-half feet. The applicant has indicated a single drive to access the site from Cross Street. July 7, 2005 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7869 2 B. EXISTING CONDITIONS: The site is vacant. There are residential and non-residential uses located in the area. To the northwest is a church and to the east there is a commercial business. South of the site are single-family homes and duplex structures. C. NEIGHBORHOOD COMMENTS: The Downtown Neighborhood Association, all residents located within 300-feet of the site who could be identified and all property owners located within 200-feet of the site were notified of the public hearing. As of this writing, staff has received one informational phone call from an area resident. D. ENGINEERING COMMENTS: Public Works Conditions: 1. All driveways shall be concrete aprons per City Ordinance. Contact Public Works (501) 918-5217 for construction inspection. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water at 377-1225 regarding your water requirements. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route but is located near CATA Bus Route #15, which is two block east of the site and runs along Chester Street, the 65th Street Bus Route. July 7, 2005 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7869 3 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional and Single Family for this property. The applicant has applied for a change from O-3 (General Office District) to PRD (Planned Residential Development) to allow construction of a single family home on the lot with reduced setbacks. Since the Land Use Plan is general in nature and this is a minor change for the area staff will recognize this proposed development as completely within the Single Family area, so a Land Use Plan Amendment is not necessary. Master Street Plan: Cross and 10th Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Cross Street may require dedication of right-of-way and half-street improvements. Bicycle: Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the “Downtown Neighborhoods Plan for the Future” neighborhood action plan. The Historic Preservation Goal has on objective related to this case: “Ensure that infill construction is compatible with the historic architecture of the Downtown Neighborhoods.” The Housing Goal indicates a desire to “Promote downtown living.” Construction of a new residence in this area should be compatible with surrounding historic properties and will represent new single family construction downtown. A PRD should include design requirements to assure compatibility with nearby residences. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was not present. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the proposed request. Staff stated they would meet with the applicant individually to clarify any issues remaining. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. July 7, 2005 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7869 4 H. ANALYSIS: There were no outstanding issues to be addressed from the June 16, 2005, Subdivision Committee meeting. The applicant is requesting a rezoning of the site from O-3, General Office District to PD-R to allow the construction of a new single-family home on this existing lot. The applicant has indicated the home will contain approximately 2,191 square feet and be constructed as a two story structure. The applicant has indicated a single drive to access the site from Cross Street. The applicant has indicated the proposed building design will be compatible with surrounding single-family homes. The applicant has indicated a front yard building line of ten feet, a rear yard setback of fifteen feet and a side yard setback of four and one-half feet. The ordinance would typically require a minimum front yard setback of 25-feet, a rear yard setback of 25-feet and side yard setbacks of 6-feet. Staff is supportive of the reduced setbacks on this relatively small lot. Several of the homes in the area have been constructed nearer the street than the typical 25-foot setback. As indicated the site is a relatively small site which does not allow for the typical setbacks. In addition the site is located adjacent to non-residential uses to the north and east, which should not be impacted by the construction of the new home with reduced setbacks. Staff is supportive of the applicant’s request for a rezoning of the site from O-3 to PD-R to allow this site to develop with a new single-family home. Staff feels the indicated setbacks sufficient to allow for livability space and feels the new home will have limited impact on the adjoining properties. To staff’s knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 23 FILE NO.: Z-7870 NAME: King Mills Estates – Long-form PCD LOCATION: Located at 23724 Highway 10 DEVELOPER: King Mills Estates, LLC 12423 Garrison Road Little Rock, AR 72223 ENGINEER: King’s Surveying, Inc. P. O. Box 599 Perryville, AR 72126 AREA: 5.1 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: C-3 ALLOWED USES: General Commercial uses PROPOSED ZONING: PCD PROPOSED USE: C-3 uses with sales of automobiles and portable buildings, landscape nursery and limited outdoor storage of farm supplies VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 22, 2002, in conjunction with the City’s expansion of its extraterritorial zoning jurisdiction, the Planning Commission voted to recommend approval of C-3 zoning for this site. On November 19, 2002, the Board of Directors approved the C-3 zoning by the adoption of Ordinance No. 18,779. July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 2 A. PROPOSAL/REQUEST: The applicant now proposes to rezone the site from C-3 to PCD to maintain C-3 uses and to add additional uses to specific use areas on the site. The proposed uses by area are as follow: Area 3: Existing building; C-3 uses with addition of motorcycle and ATV sales. Area 4: C-3 uses with addition of display and sales of portable storage buildings, to be limited to 16 buildings; sales of up to 10 used automobiles with no mechanic work; long-range plan for car wash, will require returning to Planning Commission. Area 5: Existing building; C-3 uses with some outside display of feed and limited outside storage of farm supplies behind the building within a privacy fence. Area 6: Existing residential structure; C-3 uses. Area 7: Undeveloped; C-3 uses; long-range plan for strip retail, mini- warehouses or RV/boat storage will require returning to Planning Commission. Area 8: C-3 uses with addition of landscape nursery; long range plan for strip retail, mini-warehouses or RV/boat sales will require returning to Planning Commission. B. EXISTING CONDITIONS: The property is outside of the city limits in an area that is rural in nature. Other uses in the area include single family homes on large tracts and large areas of undeveloped properties. This site contains two nonresidential buildings, a residential structure, areas of substandard parking and the plant nursery and a small area for car sales. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all residents within 300 feet who could be identified were notified of this request. There is no neighborhood association in the area. D. ENGINEERING COMMENTS: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 3 2. Barrett 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. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Highway 10 and Barrett Road. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Barrett Road and Hwy. 10 including 5-foot sidewalks with planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside service boundary. No Comment. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. 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. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Outside service boundary, provide statement from area Volunteer Fire Department indicating approval and ability to provide service. County Planning: No Comments received. CATA: The site is located outside of the CATA service area. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Commercial and Single Family for this property. The applicant has applied for a zoning change from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the site to be used for a mixture of commercial uses including outdoor display. The Land Use Plan in this area indicates that commercial activities should front Highway 10 and not expand into the Single Family area northeast of the existing Commercial area. July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 4 The particular request does not require a change to the Land Use Plan; however, staff feels that any commercial activity on the site should be focused on Highway 10 and not encroach on the adjacent Single Family area. Master Street Plan: Highway 10 is shown as a Principal Arterial on the plan and is built as a rural two-lane highway through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Highway 10 may require dedication of right-of-way and may require street improvements. Since this property is located on a Principal Arterial access to the site should be minimized and should not impede through traffic. This application also has frontage onto Barrett Road that is shown as a Collector and is built as a rural two-lane road adjacent to the site. A Collector street’s primary purpose is to link Local Streets to activity centers and Arterials. Barrett Road has special design standards indicating a 40 foot building setback from the roadway and neighborhood meetings with area property owners regarding alignment and engineering of the roadway. Barrett Road may require dedication of right-of-way and may require street improvements Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: New development or redevelopment will require compliance with the City’s Landscape and Buffer Ordinances. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding signage and days and hours of each use. The applicant was advised to indicate areas for building and vehicle display on Area 4; areas of outdoor display/storage of farm products on Area 5; and areas of outdoor display and buildings on Area 8 (landscape business). It was noted that future redevelopment of each area would require returning to the Planning Commission for approval of each specific development. It was also noted that there was no proposal to plat the property into individual lots at this time. July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 5 Public Works, Utility and Landscape Comments were noted. Staff noted that the proposed plan did show the required right-of-way dedication. The applicant was advised to provide a statement from the local volunteer fire department indicating approval and ability to provide service. The applicant was advised to respond to staff comments by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: In late 1992, in conjunction with the City’s expansion of its extraterritorial zoning jurisdiction, this 5.1± acre tract was zoned to C-3 General Commercial District. The site contains three buildings and has a history of nonresidential use. The applicant now proposes to rezone the site from C-3 to PCD to maintain C-3 uses and to add additional uses to specific use areas on the site. For identification purposes only, the site has been divided into use areas 3, 4, 5, 6, 7 and 8. In all areas, the applicant wishes to retain C-3 uses. The other proposed uses, which generated the PCD request, are as follow: Area 3: Existing building; add motorcycle and ATV sales. Display will be limited to a small area beside or behind the building. Area 4: Display and sales of portable storage buildings, to be limited to 16 buildings. Sales of up to 10 used automobiles, with no mechanic work. The storage buildings are constructed in another state and delivered to the customer. Area 8: Landscape nursery, with areas of outside display of plants, rocks, mulch and other landscape materials. Area 5: Existing commercial building; existing, limited display of farm products and feed in a screened area behind the building. The applicant has indicated long-range plans for other development on the site. Any of these expanded plans or new development will require returning to the Commission and Board to revise the PCD. Hours of operation for the various uses will not exceed Monday through Saturday, 7:00 a.m. – 5:00 p.m. with the exception of King’s One Stop (Area 5) which operates from 5:00 a.m. – 7:00 p.m., Monday through Saturday. The only additional signage at this time is a ground sign for the landscape company. The sign will comply with the Highway 10 Overlay Standards; 6 feet in height, 72 square feet, monument style. July 7, 2005 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z-7870 6 As specifically described by the applicant, staff can support the proposed PCD. Required right-of-way dedication has been shown. Any new development or redevelopment will likely trigger required street improvements and additional site improvements including screening, landscaping and paving of vehicular use areas. Staff does not believe the minor expansion of uses on this C-3 zoned site will affect the site’s compatibility with the area. The applicant submitted responses to issues raised at Subdivision Committee. This unplatted tract does not have a bill of assurance. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PCD zoning to add the specific uses subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. 2. Uses are to be limited to the specific areas shown on the site plan. 3. Any new site lighting is to be shielded downward and into the site to prohibit light spilling onto adjacent properties. 4. Any future development or redevelopment must be brought back as a revision to the PCD. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There was one person present who had concerns. Ms. Lori Llewellyn, of 7715 Barrett Road, submitted a letter in which she stated she was in agreement with the proposal. She stated the applicant, had filled his property and created a water run-off onto her site. She also stated the applicant’s property had areas that needed to be mowed and cleaned-up. Staff informed the Commission that those issues would be discussed with the applicant and addressed prior to the rezoning being forwarded to the Board of Directors. Ms. Llewellyn had stated she did not wish to address the Commission, but wanted her concerns made a part of the record. Staff recommended approval of the application subject to compliance with the conditions outlined in the “Staff Recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 24 FILE NO.: Z-7871 NAME: Pinnacle Property Management – Short -form PD-R LOCATION: Located at 618 North Buchanan Street DEVELOPER: Pinnacle Property Management 75 Ranch Ridge Road Little Rock, AR 72223 ENGINEER: Donald Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.19 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3 ALLOWED USES: Single Family PROPOSED ZONING: PD-R PROPOSED USE: Fourplex residential structure VARIANCES/WAIVERS REQUESTED: Two-year deferral of required street improvements BACKGROUND: This R-3 zoned property, comprised of 2 lots, was previously occupied by a duplex residential structure. The building burned and has been removed. A. PROPOSAL/REQUEST: The applicant proposes to build a two-story, fourplex residence on the foundation remaining from the previous duplex. The building will contain two, two-bedroom units on each floor. The existing, asphalt parking area on the west is proposed to July 7, 2005 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7871 2 be enlarged and a second parking area is proposed on the east side of the building. B. EXISTING CONDITIONS: The site contains the foundation which remains from the previously removed duplex and an area of asphalt parking. The property is on the fringe of a residential neighborhood, where uses transition from residential to the nonresidential use along University Avenue. Single family homes are located to the north, south and east. The properties fronting onto University Avenue, west of this site, are principally office in use and zoning. The rear lot line of this property abuts what appears to be the clear dividing line between the nonresidential uses and the single family neighborhood. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest Neighborhood Association were notified of this request. D. ENGINEERING COMMENTS: 1. With site development, provide design of street for Buchanan and F Streets conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 2. All driveways shall be concrete aprons per City Ordinance. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Show parking lot design. Spaces should not back out into public right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. July 7, 2005 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7871 3 Southwestern Bell: No Comments received. Water: No objection. Fire Department: Fire hydrant is required. County Planning: No Comments. CATA: CATA bus routes are located one block to the west, on University Avenue, and two blocks to the east, on Fillmore Street. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights-Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a change from R-2 (Single Family District) to PD -R (Planned Development -Residential) for construction of a fourplex on the property. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Buchanan and F Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will replace a duplex that has previously burned and add two additional units to the area. Landscape: Compliance with the City’s Landscape Buffer Ordinances is required. The plan submitted does not provide the minimum 6-foot 9-inch wide land use and landscape strips required along the sites northern, southern, eastern and western perimeter. These are requirements of both zoning and landscape ordinances. Variances from the Landscape Ordinance require City Beautiful Commission approval. July 7, 2005 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7871 4 A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites southern perimeter. These requirements take into account the reductions allowed within the City’s designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding building height, design and setbacks; signage; fencing; site lighting; and the dumpster/trash area. The applicant was advised to provide a copy of the current bill of assurance. Staff noted that the fourplex required six on-site parking spaces. Staff also noted that the proposed parking areas did not comply with ordinance standards for design or landscaping and buffers. Public Works, Landscape and Utility Comments were presented and discussed. The applicant was advised to respond to staff issues by June 22, 2005. The Committee forwarded the item to the full Commission. H. ANALYSIS: The applicants are proposing to rezone the 0.19 acre lot located at 618 North Buchanan Street from R-3 Single Family to PD-R to allow for construction of a two-story, 4-unit apartment building. An existing asphalt paved area on the west side of the building is to be expanded to accommodate 4 vehicles and a new, paved area for 2 vehicles is to be constructed on the east side of the building. Each apartment will contain two bedrooms, two full baths, a living room and combined kitchen-dining room. A single door on the front will access a foyer which then provides access to each of the four units. The building is proposed to be skirted in brick and have either masonry or vinyl siding. No signage is proposed and no lighting other than entry-porch lighting. A 6-foot wood privacy fence will be installed along the south perimeter of the site. The building will have a 8/12 – 10/12 pitched roof and will range in height from 44 feet to 50 feet at the peak of the roof. The applicants are requesting a two-year deferral of required street improvements to Buchanan and “F” Streets. Staff is not supportive of the proposed PD-R. The site was previously occupied by a duplex residential structure. The property is located at the fringe of a predominately single family neighborhood comprised primarily of one-story, bungalow residences. Staff believes the proposed density (4 units) and massing of the structure will not be compatible with the neighborhood. Additionally, to July 7, 2005 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-7871 5 accommodate the required 6 parking spaces, virtually the entire site has to be paved, leaving only a 6.1 foot perimeter landscape strip. Staff believes the most compatible use, other than a single family residence, would be a one-story duplex residence. The existing parking would then be sufficient, the massing and density would be lessened and a better transition from the office uses to the neighborhood would be achieved. The applicant is requesting a deferral of the required street improvements to Buchanan and “F” Streets, including sidewalk. Staff does not support that deferral. There is no bill of assurance issue. The applicant submitted responses to issues raised at Subdivision Committee and reflected in the analysis above. I. STAFF RECOMMENDATION: Staff recommends denial of the PD-R for a fourplex and of the requested deferral of street improvements. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicants were not present. There were no registered objectors present. Staff informed the Commission that the applicants had requested that the item be deferred to the August 18, 2005 meeting and that the application was going to be amended to a two-lot replat for development of two single-family residences. There was no further discussion. A motion was made to waive the Commission’s Bylaws to accept the late deferral request. The motion was approved by a vote of 11 ayes, 0 noes and 0 absent. The item was placed on the Consent Agenda and approved for deferral to the August 18, 2005 meeting. The vote was 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 25 FILE NO.: Z-7872 NAME: HWY 10 Arvest Bank Short-form POD LOCATION: Located on the Northeast corner of Cantrell Road and Highland Drive DEVELOPER: Arvest Bank 500 Broadway Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Branch Bank Facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site from R-2, Single-family to POD to allow the construction of a retail bank branch. The applicant is also requesting the abandonment of Arnold Street, Conner Street and the alleys contiguous with the development. The applicant has indicated by allowing the rezoning of the property and simultaneous abandonment of the streets and alleys, the City will facilitate the enhanced use and planned development of the land and surrounding properties. The applicant has indicated Arnold Street and Conner Street are undeveloped with no plans for street construction. The alleys were originally platted when the property was platted for residential development in December 1911, before any plan for residential development implementation and prior to any of the commercial development or highway construction in the July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-7872 2 area. The applicant has indicated since the Highway 10 Design Overlay District significantly impacts the usable area of any site along Highway 10 by imposing a 40 foot no-build landscape buffer and a 100-foot building setback, the abandonment is required for a quality development. The applicant has indicated the site has access from Highland Drive and a proposed driveway cut along Cantrell Road adjacent to the Pankey Community Center. The applicant has indicated a shared driveway will be constructed to allow access to the site along with the Pankey Community Center to reduced the number of curb-cuts along Cantrell Road. The applicant has indicated the initial construction will contain 5,000 square feet of space with forty-two parking spaces. The applicant has indicated an expansion space to allow two 1,500 square foot additions for future growth. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty-foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. B. EXISTING CONDITIONS: The site is a wooded site located on the northeast corner of Cantrell Road and Highland Drive. The area contains a mixture of residential and non-residential uses. To the east of the site is the Pankey Community Center, to the west of the site is a branch bank facility, to the north of the site is vacant property and south of the site area Single-family homes. Other uses in the area include the Highland Point Apartments currently under construction and office buildings under construction along Highland Drive. C. NEIGHBORHOOD COMMENTS: As of this writing staff, has received several informational phone calls from area residents. The Walton Height/Candlewood Neighborhood Association, the Pankey Community Improvement District, the Piedmont Neighborhood Association, along with all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Right-of-way dedications shown on the plan meet Master Street Plan requirements. July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-7872 3 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. Provide 150 foot long right turn lane to Townsend / Highland Drive. Match curb radius to the west, and taper to match proposed driveway apron to the east. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Storm water 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Driveway locations are acceptable, however the island should be removed from the Cantrell Road entrance. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Right-of-way for Arnold Road must be retained as an easement for existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of metered connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-7872 4 County Planning: No comment. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a zoning change from R-2 (Single Family District) to POD (Planned Office Development) for construction of a branch bank. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as Principal Arterial on the Master Street Plan and is constructed as a five-lane road through this section. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Highland Drive is shown as a Local Commercial Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. A Local Commercial Street is built to Collector Street Standards. Office uses in this area may generate traffic so access to the site from Cantrell Road should be limited. Entrances and exits should utilize the Local Street Highland Drive. Cantrell Road and Highland Drive may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant’s property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment Goal listed an objective of promoting the vigorous enforcement of the landscaping and excavation ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in an office development. Landscape: The plan submitted does not provide for the minimum 25-foot wide average landscape buffers required along the sites northern and eastern perimeters. If utility easements are to be located within the eastern buffer, then that portion to be used for utility easements will be required to be subtracted from the landscape buffer width. A portion of the width of the proposed landscape buffer along Cantrell Road is less than the 40-foot minimum allowed. These are requirements of the Highway 10 Design Overlay District. July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-7872 5 The proposed eastern perimeter landscape strip does not allow for the minimum 6-foot 9-inch width required by the Landscape Ordinance. A variance from this standard will require City Beautiful Commission approval. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites eastern perimeter. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the request included a rezoning request to planned office development and the abandonment of public right of ways. Staff stated there were a few outstanding issues which needed to be resolved prior to moving forward. Staff stated the indicated site plan did not include all building setbacks. Staff requested the applicant provide the setbacks to ensure compliance with the Highway 10 Design Overlay District standards. Staff also requested the applicant provide a note concerning the proposed dumpster screening. Staff indicated the proposed driveway encroached into the 40-foot landscape buffer adjacent to Cantrell Road. Staff also requested the applicant provide in the general notes section of the site plan the total building square footage and the total expansion areas proposed. Public Works comments were addressed. Staff stated the indicated right of way was sufficient to meet the Master Street Plan requirement. Staff stated sidewalks would be required along Cantrell Road and Highland Drive. Staff stated street improvements would be required along Cantrell Road to include a 105-foot right turn lane into Highland Drive. Staff stated the Storm Water Detention Ordinance would apply to the proposed development and stated a grading permit would be required prior to the start of construction. Landscaping comments were addressed. Staff stated the eastern and northern landscaping strips did not appear to meet the minimum ordinance requirement. Staff stated the eastern buffer would require a strip which averaged 25-feet in width, independent of easements. Staff stated the minimum landscape strip along the north would need to be nine feet with a 25-foot average width. Staff noted screening would be required along the eastern perimeter of the site. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-7872 6 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated all the proposed building setbacks along with a note concerning the proposed dumpster screening. The applicant has also removed the row of parking within the proposed right of way abandonment to allow for a 20-foot landscape strip along the eastern property line. The applicant has indicated four areas in which the development does not comply with the typical requirements of the Highway 10 Design Overlay District. The applicant has indicated the front drive encroaches into the forty-foot landscape buffer area, the rear yard building setback does not meet the forty foot minimum building setback requirement, the rear yard landscape strip does not meet the twenty-five foot average minimum, excluding easements, and the site is less than the two acre minimum. The applicant has applied for a planned development as required by the Highway 10 Design Overlay District to elevate this concern. The Highway 10 Design Overlay District typically requires a forty foot landscape strip adjacent to Cantrell Road. The applicant has indicated an area the front drive encroaches into the landscape strip. The applicant has indicated to obtain the turning radius needed for the drive the encroachment is necessary. Staff is supportive of the proposed encroachment. In staff’s opinion the area to the east, which is greater than the forty feet required, allows for additional landscaping which will off-set the encroachment. The applicant has also indicated a thirty foot rear yard building setback and a ten foot landscape strip. The Highway 10 Design Overlay District typically requires the placement of a forty foot building setback along the rear yard area and a landscape strip averaging 25-feet independent of easements. The entirety of the landscape strip will be contained within a utility easement. The property to the north is zoned for office use and will likely develop as such. As indicated by the applicant the site is relatively small and with the placement of the front yard landscape area and the required one hundred foot building setback based on the current design the required landscaping would be difficult to obtain. In staff’s opinion the reduced landscaping in this area will not adversely impact the adjoining properties. Staff is supportive of the applicant’s request. Staff feels the development of the site with a branch bank facility is an appropriate use. The request is consistent with the City’s Future Land Use Plan. The site is shown with an Office designation. Although, the site plan does not fully comply with the Highway 10 Design Overlay District, in staff’s opinion the applicant has tried to meet the intent of the overlay on this relatively small site. July 7, 2005 SUBDIVISION ITEM NO.: 25 (Cont.) FILE NO.: Z-7872 7 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above staff report. Staff recommends approval of the proposed right of way abandonment. The proposed right of way abandonment will not be forwarded to the Board of Directors until all necessary documentation has been filed with staff. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the proposed right of way abandonment. Staff stated the proposed right of way abandonment would not be forwarded to the Board of Directors until all necessary documentation had been filed with staff. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 26 FILE NO.: Z-7873 NAME: Baptist Occupational Therapy Short-form POD LOCATION: Located at 8808 Byron Street DEVELOPER: Baptist Health 9601 I-630, Exit 7 Little Rock AR 72205 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 0.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Residential Classroom Facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site located at 8808 Byron Street from R-2, Single-family to POD to allow a classroom facility to train occupational therapy students to teach persons with physical disabilities to independently function in a home setting. The applicant has indicated the existing house would not be modified but would be kept intact in all aspects to provide the students the optimum learning environment in which to learn their profession. According to the applicant that is to teach persons who have suffered a debilitation physical event how to return home and successfully reassimulate back into their on homes. July 7, 2005 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-7873 2 The applicant has indicated the student parking will be in the former church parking lot adjacent to the site now used by Baptist Health for training. The applicant has also indicated access to the site would be by an existing three foot concrete walk connecting the parking lot with the house through the rear yard. Baptist Health owns both properties. B. EXISTING CONDITIONS: The site contains an existing single-family structure. The area to east, west and south of the site appears to be predominately single-family homes on similar size lots. There is a former church site, owned by the applicant, located to the north of the site. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association, the Brownwood Terrace Property Owners Association, all residents located within 300 feet of the site, who could be identified and all owners of property located within 200 feet of the site were notified of the public hearing. As of this writing, staff has received informational phone calls only from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. No comment regarding the change of use of the existing building to an office use. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: This property has existing water service. No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. July 7, 2005 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-7873 3 CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 (Single Family District) to POD (Planned Office Development) to utilize an existing house as a rehabilitation facility to train persons how to function in a home environment. The proposal does not have a significant impact on the Land Use Plan since it will be utilizing an existing structure and will appear to be, and can be reused, as a single family structure. A land use plan amendment is not necessary at this time. Master Street Plan: Byron Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. North of the property the Master Street Plan indicates a proposed Collector that will link Lile Avenue to John Barrow Road. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Frank Riggins was present representing the request. Staff presented an overview of the proposed use of the site requesting Mr. Riggins provide some additional information. Staff requested Mr. Riggins provide the number of students accessing the site for training both individually and in a group setting. Staff also requested the applicant provide the days and hours the site would be utilized for training. Staff questioned if single-family was an alternative use being requested. Mr. Riggins stated single-family was an alternative use being requested for the site. Staff noted there were no concerns raised by Public Works and there did not appear to be any outstanding landscaping issues. July 7, 2005 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-7873 4 Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for additional information. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Friday. The applicant has also indicated approximately 15 students will be at the site during class time. The applicant is requesting single-family as an alternative use for the site. Staff is supportive of the applicant’s request. The applicant is proposing the rezoning of this site to allow the site to be utilized as a classroom facility to train occupational therapy students to teach persons with physical disabilities to independently function in a home setting. The existing house would not be modified but would be kept intact in all aspects to provide the students the optimum learning environment. The applicant has indicated the student parking will be in the former church parking lot adjacent to the site. The applicant currently owns both properties so the allowance of parking on the site should not be an issue. The applicant has indicated access to the site will be by an existing three foot concrete walk connecting the parking lot with the house through the rear yard. To staff’s knowledge, there are no outstanding issues associated with the proposed request. Staff feels the allowance of the site as a training facility and single-family as an alternative use for the site should have minimal impact on the adjoining properties and since there are no interior or exterior modifications proposed the structure will remain residential in character. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the applicant’s request to allow single-family as an alternative use for the site. July 7, 2005 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-7873 5 PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the applicant’s request to allow single- family as an alternative use for the site. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 27 FILE NO.: Z-7874 NAME: Fiser Short-form PCD LOCATION: Located on the Northwest corner of Cantrell Road and Manney Road DEVELOPER: Chuck and Rob Fiser 24 Rahling Circle Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.69 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District and R-2, Single-family District ALLOWED USES: General Commercial District uses and Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: C-3 - General Commercial District uses and O-3, General Office District Uses VARIANCES/WAIVERS REQUESTED: None requested. The applicant failed to provide staff with the requested additional information from the June 16, 2005, Subdivision Committee meeting. Staff recommends this item be deferred to the August 18, 2005, Public Hearing. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item. Staff stated the applicant had failed to provide staff with the requested additional information from the June 16, 2005, Subdivision Committee meeting. Staff requested the item be deferred to the August 18, 2005, Public Hearing. July 7, 2005 SUBDIVISION ITEM NO.: 27 (Cont.) FILE NO.: Z-7874 2 There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 28 FILE NO.: LU05-18-01 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: Kanis Road, between Asbury and White Roads Request: Suburban Office and Single Family to Neighborhood Commercial and Low Density Residential Source: Joe White, Taylor Park LLC c/o White-Daters and Associates PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office and Single Family to Neighborhood Commercial and Low Density Residential. The Neighborhood Commercial category includes limited small scale Commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The Low Density Residential category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and ten (10) dwelling units per acre. The applicant desires the development of attached and detached single family homes, light commercial uses, and office uses Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include areas immediately southwest of the application and immediately west of the application. Staff believes the additions of this land will make the amendment package more logical. EXISTING LAND USE AND ZONING: The property is lightly developed with several occupied and vacant single family structures, currently zoned R-2 (Single Family District) and is 22.9 acres ± in size. Kanis Road forms the northern border of the application area and is constructed as a rural two lane road with open ditches. On the north side of Kanis Road is land predominately zoned R-2 with Single Family homes on large lots. Two homes on the north side of Kanis Road have been converted into Office uses and are zoned POD (Planned Office Development) and PDO (Planned Development –Office). Further north is zoned R-2 and developed with a single family subdivision. Northeast of the application area is a PDO with a newly constructed office building. Immediately east of the application is a POD occupied by Snell Electric. Also east of the application is are smaller parcels of land fronting Kanis Road that are developed with homes and undeveloped. Also east of the application is undeveloped land zoned C-3 (General Commercial District) and land zoned R-2 and developed and developed with several single family subdivisions. Land south and southwest of the application area is July 7, 2005 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO.: LU05-18-01 2 zoned R-2 and remains undeveloped and wooded. West of the application area at the Kirby and Kanis Road intersection land zoned C-1 and MF-6 and occupied by various structures and a former mobile home park, respectively. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 6, 2004 a change was made approximately one mile northwest of the application at the southeast corner of Pride Valley Kanis Roads from Single Family to Suburban Office for a proposed office use. On August 20 2002 a change was made approximately one mile southwest of the application at Cooper Orbit Road and Rushmore Boulevard from Low Density Residential to Multifamily and Single Family for a proposed development. The application area is currently shown as Single Family with Suburban Office fronting Kanis Road. Immediately east of the application along Kanis Road is shown as Suburban Office. Northeast and east of White Road is shown as Low Density Residential generally following Kanis Road. Southeast of the application is a large area of Single Family. South and southwest of the application is a strip of Park Open Space followed by additional Single Family. Immediately to the west is land shown as Suburban Office, and further to the west Mixed Office Commercial at the intersection of Kanis and Kirby Roads. MASTER STREET PLAN: Kanis Road is shown as a Minor Arterial on the plan and is built as a rural two-lane road and will be subject to street improvements. Special design standards apply for this section of Kanis Road indicating a 90 foot right of way with three lanes and increased grades. A Minor Arterial provides connections to and though an urban area and its primary function is to provide short distance travel within the urbanized area. An extension of Parkway Place is shown intersecting Kanis Road immediately north of the application. Parkway Place is shown as a Collector on the Master Street Plan. A Collector street’s primary purpose is to link Local Streets and activity centers to Arterials. This proposed development will need to recognize that a proposed Collector Street will intersect with Kanis Road adjacent to this the site. If an internal street is planned for this development near the proposed Collector, it should align with Parkway Place to allow for smooth traffic flow at the intersection. Kanis Road will require dedication of right-of-way and will require half street improvements. BICYCLE PLAN: A Class I bikeway is shown southeast of the application following Panther Creek. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. July 7, 2005 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO.: LU05-18-01 3 PARKS: A greenbelt is indicated utilizing the Chenal Parkway median and Rock Creek approximately one mile north of the application. This greenbelt area is partly developed with a trail system and trail head where residents can enjoy passive and active recreation. The Parks Master Plan also indicates that a potential connection from the Rock Creek greenbelt utilizing floodplain right of way along Panther Creek adjacent to the application. The Bicycle Plan supports this linkage and identifies a Class I bikeway utilizing the proposed greenbelt. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: This application is located adjacent to the city limits and partly reflects its rural atmosphere. Current development trends in the area have lead to several single family homes situated on large lots and vacant undeveloped land. Over recent year new single family development has occurred southwest of the Kanis and Bowman Road intersection located just under a mile to the west. The single family development that originated southwest of Kanis and Bowman Roads has continually moved west and is now within a quarter mile from the application. Existing subdivisions less than a quarter mile east of this application have been designed with “street stubs” indicating potential future development even closer to the application area. The front portion of this application is shown as Suburban Office which is in part to facilitate an orderly transition of uses between the Mixed Office Commercial area at Kanis and Kirby Road and the residential areas to the east. This Mixed Office Commercial is approximately 23 acres in size and remains undeveloped. Seven acres of undeveloped Neighborhood Commercial exist less than a half mile east of the application. Within the neighborhood Commercial area is land that is zoned C-3 (General Commercial District) which is not particularly representative of the Neighborhood Commercial land use category. The applicant is requesting the addition of approximately five acres of additional commercial in between two commercial areas that have not fully developed. Even though the applicant’s proposal is low intensity, it could result in additional commercial expansion along Kanis Road. July 7, 2005 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO.: LU05-18-01 4 Typically staff feels that Commercial areas are to be located at the intersections of arterials if they are compatible with surrounding land uses. Since Neighborhood Commercial is less intense form of development, location criteria for this activity may vary. Staff still feels that locations near Collectors could be appropriate and would provide easy access to the neighborhood market. This application is located at the intersection of a Minor Arterial and a proposed Collector which could be considered an appropriate location. Since the land on the north side of Kanis Road near the future Collector (Parkway Place) is undeveloped, changing the applicant’s land to Neighborhood Commercial could result in expansion to the north. Parkway Place will ultimately connect Kanis Road with Chenal Parkway. Any expansion to the north could harm future residential or light office development in the area and could cause Parkway place to function at levels greater than a Collector Street. Over recent years the Suburban Office in this area has been developing with office developments. The current area shown as Suburban Office adjacent to and including the applicant’s property provides approximately a half mile of frontage on Kanis Road. In the last few years approximately 20% of the Suburban Office fronting has developed into either new office uses, or office uses inside previous residential structures. At this time it seems as if the Suburban Office area is developing and nearby Commercial areas aren’t. At this time a change could be considered premature and harm future and existing office development in the area. The Mixed Office Commercial area on the Land Use Plan is located just to the east, at the present intersection of Cooper Orbit Road, Kirby Drive, and Kanis Road. Changing this site from Suburban Office to Neighborhood Commercial would allow for different types of uses use in the middle of a low intensity office area. Within the nearby Mixed Office Commercial area, it is possible for developments to be 100 percent commercial. Since this proposed change to Neighborhood Commercial is less than 500 feet from the existing Mixed Office Commercial area, a change could result in other properties in between pursuing commercial uses as well, resulting in strip commercial development along Kanis Road. Even though this property is located alongside a Minor Arterial it does not mean it is appropriate for commercial uses. The present intersection of Cooper Orbit, Kirby, and Kanis Roads west of the site has land zoned appropriately for Neighborhood Commercial uses and is planned to provide commercial activity in the area. Since a majority of commercial lands along Kanis road are undeveloped this change could be considered premature. Intensification of residential uses along Kanis Road could result in a more dense development style which could support commercial activities in the area. Densification of residencies along Kanis Road could leave to additional vehicular, pedestrian, and bicycle traffic along Kanis Road. Since Kanis Road is predominately a rural two lane road with open ditches through and near this site future improvements should be constructed in line with Minor Arterial standards and should incorporate bikeways into the design. July 7, 2005 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO.: LU05-18-01 5 The proposed Low Density Residential area is adjacent to an area of Park/Open Space area representing Panther Creek and its floodway. The Parks Master Plan illustrates as a potential link between two greenbelts. In the event of development adjacent to the property floodway lands could be donated to the parks department for implementation of a trail system near the development. This trail system could be linked to the neighborhood and compliment the new neighborhood and provide access for neighborhood users. With more users immediately adjacent to the proposed greenbelt it could be utilized by the residents resulting in an active and healthy community. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Spring Valley Manor Property Owners Association, Parkway Place Property Owners Association, Gibralter/ Pt.-West/Timber Ridge, Parkway Place Property Owners Association, and John Barrow Neighborhood Association. Staff has not received any comments from area residents. STAFF RECOMMENDATIONS: Staff feels the change to Neighborhood Commercial is not appropriate because the amount of undeveloped commercial in the area. Staff feels the change to Low Density Residential is appropriate. PLANNING COMMISSION ACTION: (JULY 7, 2005) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made a presentation of item 28.1 so the discussion could coincide with the discussion for item 28. See item 28.1 for a complete discussion concerning the Taylor Park Subdivision Long Form Planned Office Development. Commissioner Norm Floyd asked what the density of Low Density Residential was. Brian Minyard, Planning Staff, answered that it was 6 – 10 unit per acre. Ruth Bell, of the Pulaski County League of Women Voters, spoke in opposition to the land use plan amendment. She wanted to keep the Suburban Office on the plan. She continued that she thought that commercial development on that property was too intense of a use. She did not address the Low Density Residential in the rear. A motion was made to approve the item as presented. The item was denied with a vote of 2 ayes, 8 noes, and 1 abstain. July 7, 2005 ITEM NO.: 28.1 FILE NO.: Z-7875 NAME: Taylor Park Subdivision Long-form POD LOCATION: Located South of Kanis Road, East of Asbury Road DEVELOPER: Taylor Park LLC 13007 Stacy Lane Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 22.9 acres NUMBER OF LOTS: 123 FT. NEW STREET: 3,950 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Mixed Use Development – Commercial, Office and Attached Single-family Residential and Detached Single-family Residential VARIANCES/WAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow reduced lot development standards. 2. A variance from the Land Alteration Ordinance to allow advanced grading of the site. 3. A five year deferral of the Master Street Plan requirements for the required street improvements to Kanis Road. A. PROPOSAL/REQUEST: The property is located on the south side of Kanis Road just east of the intersection with Asbury Road. The 22.9 acres of land the project contains is proposed as a mixed use development. The property fronting along Kanis Road would be rezoned for light commercial and quiet office. The next tier of lots to the south would be rezoned to a quiet office use. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 2 The applicant has indicated selected O-3 and C-3 uses as allowable uses for the site. The following indicates the requested allowable uses for the site: Ambulance service post, Amusement, commercial, inside, Antique shop, with repair, Appliance repair, Auto rental or leasing, no service sales or repair, Bakery or confectionary shop, Bank or savings and loan office, Barber and beauty shop, Beverage shop, Book and stationary store, Building materials sales, open, Camera shop, Car wash, Catering, commercial, Cemetery or mausoleum, Church, Cigar, tobacco and candy store, Clinic, medical, dental or optical, Clothing store, Community welfare or health center, Custom sewing and millinery, Day nursery or day care center, Day care center, adult, Drugstore or pharmacy, Duplication shop, Drug store, pharmacy, Eating place without drive-in service, Eating place with drive-in service, Establishment of a religious, charitable or philanthropic organization, Family care center, 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, High-rise multi- family district at a density not greater than 30 units per gross acre, Hobby shop, Home center, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laboratory, Landscape service, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, open display, Library, art gallery, museum or similar public use, Medical appliance fittings and sales, Mini-warehouse, Multi-family dwellings, as per the R-5 District, Office, general and professional, Office, showroom with warehouse, with retail sales enclosed, Office equipment sales and service, Office warehouse, Optical shop, Paint and wallpaper store, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Retail sales, uses not listed, enclosed, Rooming lodging and boarding facility, School, business, School, commercial, trade or craft, School, public or denominational, Seasonal and temporary sales, outside, Secondhand store, used furniture or rummage shop, Shoe repair, Studio, art, music speech, drama, dance or other artistic endeavors, Studio broadcasting and recording, Tailor, Taxi office, Theater, not drive-in type, Tool and equipment rental, inside display only, Travel bureau. The applicant is requesting a deferral of street improvements for five years or until adjacent property development occurs. The applicant has indicated the southern portion of the development would contain residential uses. The applicant has indicated the subdivision would be surrounded by court homes with 50 foot wide lots and shared common driveways. The applicant has indicated town homes will be constructed within the interior of the development. The applicant has indicated they will all be rear loaded off a common alleyway. The applicant has indicated the developers will construct three and four unit structures and convey title on the lots. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 3 The developers are requesting a waiver of the storm water detention ordinance due to the existing large lake located at the southern property line. The applicant has also requested a variance to allow advanced grading of the site. The applicant is requested to grade the entire site with the Phase I portion of the development. The applicant has indicated the advanced grading is necessary to balance the dirt work on the site. B. EXISTING CONDITIONS: The site contains several single-family homes and a non-residential use near the Kanis/White Roads intersection. The site is heavily wooded and is relatively low sloping from north to south. There are single-family homes located to the east of the site along White Road and single-family homes located to the west of the site accessed from Kanis Road. There are two office uses located to the north of the site, across Kanis Road, one a lawyers office the other a real estate office. Kanis Road is an unimproved roadway without sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: The Parkway Place Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Spring Valley Manor Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of boundary street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk and one-half of a 14-ft median. The median may be used to make up grade differences between the new eastbound lanes and the existing westbound lane. See also Ordinance No. 17,958. Public Works does not support a five-year deferral. 3. All driveways shall be concrete aprons per City Ordinance. Spacing of driveways on Kanis must be 300 feet minimum; remove one driveway. The Master Street Plan limits median cuts to 600 feet; therefore, only the proposed street will be permitted a median cut. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 4 4. Taylor Park Loop requires minimum 75-foot radii for the two southernmost curves and 150-foot radii for other curves to meet Master Street Plan. Revise or obtain a variance. 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 Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 6. Sidewalk should be re-located to the outside of Taylor Park Loop, to avoid multiple street crossings for pedestrians. 7. "Inset A"-type housing units do not provide enough parking length at 18 feet to prevent vehicles from overhanging into the alley. 8. Revise Street names per David Hathcock due to similarity with other Little Rock names. 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Public Works does not support a variance for clear- cutting the entire site during Phase 1 construction. Proximity of southeastern lots to stream requires analysis for setting minimum floor elevations. 10. Storm water detention ordinance applies to this property. The project should contract privately with the development to the south, if possible, to utilize re- engineered regional detention apparently available at their existing lake. 11. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the metered connection(s) will apply to this project in addition to normal charges. This fee will apply to all metered connections including any metered connections off the private fire system. Water main July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 5 extensions will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. There will be no parking allowed in the 18-foot alley driveway. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office and Single Family for this property. The applicant has applied for a change from R-2 to POD for the development of attached and detached single family homes, light commercial uses, and office uses. A land use plan amendment for changes from Suburban Office and Single Family to Neighborhood Commercial and Low Density Residential is a separate item on this agenda. (LU05-18-01). Master Street Plan: Kanis Road is shown as a Minor Arterial on the plan and is built as a rural two-lane road and will be subject to street improvements. Special design standards apply for this section of Kanis Road to have a 90 foot right of way with four lane section, median cuts limited to 600 foot spacing, and additional requirements at major intersections. A Minor Arterial provides connections to and though an urban area and its primary function is to provide short distance travel within the urbanized area. An extension of Parkway Place is shown intersecting Kanis Road immediately north of the application. Parkway Place is shown as a Collector on the Master Street Plan. A Collector street’s primary purpose is to link Local Streets and activity centers to Arterials. This proposed development will need to recognize that a proposed Collector Street will intersect with Kanis Road adjacent to this the site. If an internal street is planned for this development near the proposed Collector, it should align with Parkway Place to allow for smooth traffic flow at the intersection. Kanis Road will require dedication of right-of-way and will require half street improvements. Bicycle: Plan: A Class I Bikeway is shown southeast of the application following Panther Creek. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 6 City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide the minimum average 32-½ foot wide land use and street buffers along the eastern and western perimeters of the site. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architects. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the proposed request. Staff stated the indicated site plan did not include areas designated as green space. Staff stated the PZD ordinance required a minimum of ten to fifteen percent of the overall site be designated as open space. Staff requested the applicant provide the percentages of open space provided in the general notes section of the proposed site plan. Staff also indicated there were concerns with the indicated uses adjacent to Kanis Road. Staff stated the site plan included the placement of O-3 and C-3 uses on the six indicated non-residential lots. Staff stated they felt this too intense and requested the applicant better define the proposed uses of the indicated lots. Public Works comments were addressed. Staff stated the Master Street Plan would require street construction along with right of way dedication along Kanis Road. Staff stated the current design was for a four lane roadway with a median. Staff they had concerns with the applicant’s request for advanced grading of the entire site. Staff stated permits would be required prior to any land clearing on the site. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the minimum average land use and street buffers along the eastern and western perimeters of the site. Staff stated screening would be required along the eastern perimeter of the site. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 7 Staff noted comments from the other reporting departments and agencies indicating Mr. White should contact them individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated areas of open space indicting the site will contain approximately twenty percent common and private open space areas. The applicant has indicated a single park area located near the southern perimeter of the site of approximately ¾ of an acre. The applicant has also indicated lawn areas of the site will be maintained as private open space by the homeowners. The applicant has indicated the following uses as allowable uses for the site: Ambulance service post, Amusement, commercial, inside, Antique shop, with repair, Appliance repair, Auto rental or leasing, no service sales or repair, Bakery or confectionary shop, Bank or savings and loan office, Barber and beauty shop, Beverage shop, Book and stationary store, Building materials sales, open, Camera shop, Car wash, Catering, commercial, Cemetery or mausoleum, Church, Cigar, tobacco and candy store, Clinic, medical, dental or optical, Clothing store, Community welfare or health center, Custom sewing and millinery, Day nursery or day care center, Day care center, adult, Drugstore or pharmacy, Duplication shop, Drug store, pharmacy, Eating place without drive-in service, Eating place with drive-in service, Establishment of a religious, charitable or philanthropic organization, Family care center, 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, High-rise multi- family district at a density not greater than 30 units per gross acre, Hobby shop, Home center, Hotel or motel, Jewelry store, Job printing, lithographer, printing or blueprinting, Key shop, Laboratory, Landscape service, Laundromat or pickup station, Laundry, domestic cleaning, Lawn and garden center, open display, Library, art gallery, museum or similar public use, Medical appliance fittings and sales, Mini-warehouse, Multi-family dwellings, as per the R-5 District, Office, general and professional, Office, showroom with warehouse, with retail sales enclosed, Office equipment sales and service, Office warehouse, Optical shop, Paint and wallpaper store, Pawnshop, Pet shop, Photography studio, Private school, kindergarten or institution for special education, Retail sales, uses not listed, enclosed, Rooming lodging and boarding facility, School, business, School, commercial, trade or craft, School, public or denominational, Seasonal and temporary sales, outside, Secondhand store, used furniture or rummage shop, Shoe repair, Studio, art, music speech, drama, dance or other artistic endeavors, Studio broadcasting and recording, Tailor, Taxi office, Theater, not drive-in type, Tool and equipment rental, inside display only, Travel bureau. July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 8 In staff’s opinion the indicated uses are too intense for the site. A number of the requested uses are intense commercial uses. The site is shown as Suburban Office on the City’s Future Land Use Plan with a commercial node located to the west of this site. Staff feels the commercial uses should be maintained within the existing commercial node and this site be retained as a Suburban Office. Staff is supportive of the placement of limited office uses on the indicated non-residential lots but not of commercial activity. The applicant is requesting a deferral of the required street improvements to Kanis Road. Staff is not supportive of the requested deferral. Staff feels with the development of the site with new homes the road improvements are necessary to allow residents to enter and exit the development safely. The applicant is requesting a contribution in-lieu of storm water detention. Staff is not supportive of this request. The applicant has indicated a large lake near the southern perimeter of the site. The applicant has not furnished staff with an agreement from the adjoining property owner indicting the allowance of the lake for storm water detention. Staff feels the developer should provide detention on their site or provide a written agreement for the adjoining property owner for the utilization of the off site lake as detention. The applicant has requested advanced grading of the site. Staff has concerns with the allowance of advanced grading without a final development plan. The applicant has indicated the advanced grading is necessary to balance the site. In staff’s opinion the request is not warranted. The applicant has indicated the southern portion of the development would contain 120 residential units. The applicant has indicated the subdivision would be surrounded by court homes with 50 foot wide lots and shared common driveways. The applicant has indicated town homes will be constructed within the interior of the development. The applicant has indicated they will all be rear loaded off a common alleyway. The applicant has indicated the developers will construct three and four unit structures and convey title on the lots. Staff questions the usability of the driveways. The Little Rock Fire Department has indicated if the alleyways are utilized there is to be no parking within the alley to allow emergency personnel unobstructed access to the alleyway. Staff is supportive of the concept of the development but not of all aspects of the development. Staff’s concerns are related to storm water detention, the request for advanced grading of the site, the requested deferral of the required street improvements to Kanis Road, access to the alleyways and the requested uses for the non-residential lots. The applicant has indicated an overall density of 7.2 units per acre (when reviewing the residential portion of the development). Staff is supportive of the indicated density and the residential aspect of the July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 9 development. Staff is not supportive of the indicated variances, waivers and retail activity proposed for the site. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 7, 2005) Mr. Joe White was present representing the request. There were a number of registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated several of the issues related to the request had been resolved including the on-site detention, the advanced grading and the proposed street improvements. Staff stated the issue of commercial development of the site had not been resolved. Mr. White stated the developer was now willing to agree to staff’s request to limit the development of the front lots to O-3, General Office District uses with a limit of ten percent of the indicated accessory uses in each of the proposed buildings. Staff stated they were now willing to fully support the proposed request. Ms. Kathryn Roset addressed the Commission on behalf of the White Road residents. She stated the area had a diverse time frame for homeownership ranging from 2 ½ years to 52 years. She stated the residents were very concerned with the proposed development. She stated drainage was a concern. She stated each of the yards along White Road currently experienced flooding. She stated with the new development the residents felt this condition would only worsen. She stated the new development did not offer a buffer between the homes and the new development. She stated the proposed development was not in keeping with the existing neighborhood and felt a buffer was needed. She stated the neighborhood was not supportive of the placement of O-3 uses along Kanis Road. She stated the neighborhood felt O-1 uses more appropriate for the area without any commercial activity. She stated the developers and the neighborhood had met prior to the hearing and several issues had been raised. She stated at the meeting she was informed a sewer line would be extended across her property which she was not aware was going happen. She stated she and the residents of White Road felt the area should be maintained and the existing residential character should be maintained. Mr. Al Thomas addressed the Commission in opposition of the proposed request. He stated he was representing a group of property owners along White Road all of which felt the indicated development too intense for the area. He stated the indicated site plan included the development of multi-family and as proposed was in violation of City ordinances. He stated the proposal did not allow buffering as required by the City’s Buffer Ordinance. He stated the indicated development was similar to R-3, Single- July 7, 2005 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7875 10 family but the area was currently zoned R-2, Single-family. He stated the development did not comply with R-3 development because of the reduced rear yard setback. Mr. Thomas stated the development did not allow for a park area. He stated the developers had previous indicated a park area but the residents were not learning the park area was the proposed detention basin. He questioned where children would play. He stated the residents were concerned with the lake located to the south of the site. He questioned if the developers would be willing to pipe the overflow to the nearby Panther Creek. Mr. Thomas stated the residents were opposed to O-3 uses being allowed along Kanis Road. He stated the area had developed with small scale office uses and not with commercial or intense office uses. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated the site was not appropriate for intense commercial uses. She stated she felt the development should be proposed less urban and more in keeping with the existing neighborhood. Ms. Lenice Garrison addressed the Commission in opposition. She stated she was President of the Parkway Place Neighborhood Association and the association supported the residents of White Road. Mr. Wayne Chapman addressed the Commission in opposition of the proposed request. He stated he felt the development too intense and questioned where the children would play. Mr. Herrn Northcutt addressed the Commission in opposition of the proposed request. He stated he felt the area would develop but did not feel the current proposal was compatible with the neighborhood. Mr. Joe White stated the developer would review the proposed detention and look at piping the overflow to the nearby creek. He stated the sewer line extension was not a result of the current project and would happen even if the current proposal was not constructed. He stated the proposed non-residential uses would be limited to 6:00 am to midnight seven days per week. He stated the development contained 23 acres and the north five acres were proposed as office uses with limited commercial. He stated this would leave 18 acres for residential development at a density of 6.66 units per acres. Mr. White stated the indicated development was attached and detached single- family homes at a density not a great deal above allowable single-family development density. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 3 noes, 0 absent and 1 abstain (Darrin Williams). July 7, 2005 ITEM NO.: 29 FILE NO.: Z-7876 NAME: Parrott Bay Pools Short-form PCD LOCATION: Located on the Southwest corner of Sibley Hole Road and I-430 DEVELOPER: Parrott Bay Pools LLC 2020 Canal Point Little Rock, AR 72202 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway, Suite A Little Rock, AR 72210 AREA: 0.82 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: Swimming Pool Sales and Outdoor Display VARIANCES/WAIVERS REQUESTED: A waiver of the required street improvements to Sibley Hole Road. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site from R-2, Single-family to PCD to allow the outdoor display and sales of swimming pools. The applicant has indicated a building will be constructed on the site containing 4000 square feet and ten parking spaces. The applicant has indicated the days and hours of operation will be from 8:00 am to 5:30 pm Monday through Saturday. The applicant is seeking a waiver of the boundary street ordinance requirements for Sibley Hole Road. July 7, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) FILE NO.: Z-7876 2 B. EXISTING CONDITIONS: The site is a vacant cleared site. To the south of the site is a property zoned PCD currently being used as a plant nursery. To the north and west of the site is public right of way for I-430. East of the site is a large tract vacant C-2 zoned property. Sibley Hole Road is a narrow unimproved road dead-ending south of this site. C. NEIGHBORHOOD COMMENTS: The Crystal Valley Neighborhood Association, Southwest Little Rock United for Progress, all property owners located within 200-feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. The minimum Finish Floor elevation of > 283.5 feet is required to be shown on plat and grading plans. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5- foot sidewalk with the planned development. 4. Storm water detention ordinance applies to this property. The project would qualify for a contribution in-lieu of construction at the time of the building permit. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 7. All driveways shall be concrete aprons per City Ordinance. 8. Show all 100-year floodplain delineation. July 7, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) FILE NO.: Z-7876 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a change from R-2 (Single Family District) to PCD (Planned Commercial Development) to allow the outdoor display and sale of pools. The request does not require a change to the Land Use Plan. Master Street Plan: Sibley Hole Road is shown as a Local Commercial Street on the Master Street Plan. Local Commercial Streets provide access to adjacent properties and are constructed at Collector Street Standards. Sibley Hole Road may require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Stagecoach Dodd Neighborhood Action Plan. The Zoning and Land Use goal is to, “maintain and encourage single-family and low density residential developments in the residential area of the neighborhood, while encouraging responsible non-residential development in area currently July 7, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) FILE NO.: Z-7876 4 reserved for such uses on the Future Land Use Plan.” This application is in an area shown as Commercial on the Future Land Use Plan. Landscape: The plan submitted does not provide the 9-foot wide on-site landscape buffer east of the proposed parking area required by the Zoning and Landscape Ordinances. Variances from the Landscape Ordinance require City Beautiful Commission approval. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned if there would be any signage located on the site. Staff also stated a note concerning the proposed dumpster screening would be required. Public Works comments were addressed. Staff stated street improvements to Sibley Hole Road would be required per the Master Street Plan. Mr. McGetrick stated the road currently ended just south of the site. Mr. McGetrick stated right of way was not an issue but he would request a waiver of the required street improvements. Landscaping comments were addressed. Staff stated the indicated site plan did not allow the minimum landscape strip along the eastern property line. Mr. McGetrick stated the issue would be resolved. Staff suggested Mr. McGetrick contact individual agencies with questions concerning their comments. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 8:00 am to 5:30 pm Monday through Saturday. The applicant has also indicated a single pylon sign located near the southwest corner of the site consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The applicant has indicated there will be three employees of the business. The applicant has indicated a building will be constructed on the site containing 4,000 square feet and ten parking spaces. The typical minimum parking required for a commercial establishment based on the indicated square footage would be thirteen parking spaces. Although the parking indicated is not sufficient to meet July 7, 2005 SUBDIVISION ITEM NO.: 29 (Cont.) FILE NO.: Z-7876 5 the typical minimum parking required for a commercial business staff feels the indicated parking is adequate to serve the proposed use of the site. The applicant is requesting a waiver of the required street improvements to Sibley Hole Road. The applicant has indicated the road dead-ends just south of this site. The applicant has indicated dedication of right of way sufficient to meet Master Street Plan requirements. Staff is supportive of the waiver request for the proposed development. Staff feels the proposed use of the site will not generate a great deal of traffic that would require boundary street improvements. Should Sibley Hole Road connect in the future and the site redevelops staff feels the street improvements more critical at that time. Staff is supportive of the proposed rezoning request. The applicant is requesting a rezoning of this site from R-2, Single-family to PCD to allow the outdoor display and sales of swimming pools. The site is shown as Commercial on the City’s Future Land Use Plan and there are commercially zoned properties to the south and east of the site. Staff does not feel the placement of this activity on the site will have any adverse impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. Staff recommends approval of the waiver of the required street improvements to Sibley Hole Road. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the waiver of the required street improvements to Sibley Hole Road as related to the current rezoning request. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 30 FILE NO.: Z-7877 NAME: Accord Long-form PCD LOCATION: Located on the Southwest corner of Baseline Road and Sibley Hole Road DEVELOPER: Acord Properties LLC 3509 Asher Avenue Little Rock, AR 72209 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 86 acres NUMBER OF LOTS: 26 FT. NEW STREET: 2,211 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Mixed Commercial and Industrial utilized C-4 and I-2 uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of the site from R-2, Single-family to PCD to allow a conceptual PCD for the site. The request is for a conceptual PCD to establish uses and proposed lot lines for this 80+-acre tract. The applicant has indicated proposed uses included commercial, industrial and public uses. As each end user is finalized the applicant will bring back the prospective lot to the Commission with the submission of a generalized site plan including the proposed building footprint, parking plan and areas set aside for landscaping. The applicant has indicated Lots 1, 2, 11 and 17 – 20 will be marketed as potential commercial uses. The applicant has also indicated a public institutional July 7, 2005 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-7877 2 use would be an appropriate use for proposed Lots 6 – 8 but has indicated these lot will be marketed as commercial and industrial uses also. The applicant has indicated the remainder of the site would be marketed to industrial users or to office/warehouse or office/showroom/warehouse users with limited retail sales. B. EXISTING CONDITIONS: The site is a wooded site recently harvested of timber. There is a cemetery located to the southeast of the site and a miniature golf course located further east. To the west of the site is I-430 and along the northwest portion of the site is Gator Park and Big Boys Toys. Sibley Hole Road is the eastern boundary of the site. Sibley Hole Road is a narrow unimproved roadway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The Crystal Valley Neighborhood Association, Southwest Little Rock United for Progress, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed land use would classify Sibley Hole Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Sibley Hole Road and Baseline Road. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5- foot sidewalk with the planned development. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. July 7, 2005 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-7877 3 8. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Future Land Use Plan shows Service Trades District on the northern portion and Mixed Office Commercial on the southern portion. The applicant has applied to rezone the property from R-2 (Single Family District) to PCD (Planned Commercial Development) for a conceptual plan encompassing light industrial, office, public institutional, and commercial uses. Since this is a conceptual PCD and specific uses have not been identified, a Land Use Plan amendment is not necessary at this time. Future revisions to the proposed PCD could result in plan amendments for all or parts of the site. July 7, 2005 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-7877 4 Master Street Plan: The property fronts onto Baseline Road to the north and it is shown as a Principal Arterial on the Master Street Plan and is built as a two lane rural road adjacent to the site. 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 to the proposed site should be limited since Baseline Road is a Principal Arterial. Baseline Road may require dedication of right-of-way and half-street improvements. The property also fronts onto Sibley Hole Road to the east and it is shown as a Local Commercial Street on the Plan. A Local Commercial Street is built to Collector Street Standards. Sibley Hole Road may require dedication of right-of-way and half-street improvements. Bicycle Plan: A Class III bikeway is shown on Baseline Road adjacent to the property. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the West 65th Street Neighborhood Action Plan. The Land Use and Zoning goal states one objective related to this case, “Promote protection of natural areas through development and zoning initiatives,” with an action statement of “ensure that significant environmental features and functions are preserved.” Development of this site should preserve significant environmental features on the site. Another objective indicates that non- residential development should be in areas in accordance with the land use plan. This development is in an area indicated for office, institutional, commercial, and light industrial uses. The Infrastructure goal, to implement an adequate infrastructure, has one objective related to this case: “Identify and construct neighborhood curbs, gutters, and sidewalks where needed.” Various action statements support the construction of Minor and Principal Arterials to standards. Since this application is along an unimproved section of a Minor Arterial and Local Commercial Street, half street improvements would need to be made. Streets internal to the site should be constructed with curb and gutter as well. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff stated the applicant was requesting a conceptual PCD to allow the establishment of lot lines and potential uses for the site. Staff stated when each of the individual lots develop the Commission would review the proposed site plan to ensure compliance. July 7, 2005 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-7877 5 Public Works comments were addressed. Staff stated they would support the phasing of Sibley Hole Road at the time of final platting. Staff stated the indicated lots would need to share driveways to limit the number of curb cuts on the adjoining roadways. Landscaping comments were addressed. Staff stated at the time of development each of the lots would be reviewed to ensure compliance with the typical minimum ordinance requirements. Staff indicated comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues associated with the request from the June 16, 2005, Subdivision Committee meeting. The proposed development is a conceptual plan to establish lot lines and uses for this 86 acre tract. The applicant has indicated the development will contain 26 non-residential lots and be marketed to Mixed Commercial and Industrial uses. The applicant has indicated once potential users are identified a revised site plan will be submitted to the Commission and Board of Directors for final review and approval. Staff is supportive of the applicant’s request. The applicant has indicated the development will be marketed as a mixed use development. The area is redeveloping with a mixture of commercial and industrial uses. The applicant has indicated potential lots sizes ranging from 1.33 acres to 8.26 acres. Staff feels the indicated lot sizes are adequate to support the potential users indicated. The applicant has also indicated the development of an estimated 3,000 linear feet of new street, all of which will be constructed to commercial standards per the Master Street Plan. The applicant has indicated the street will be constructed in phases depending on the sale of the individual lots. Since the development will be reviewed prior to development staff is supportive of this concept. To staff’s knowledge there are no outstanding issues associated with the propose request. Staff feels if the request is approved there should be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. July 7, 2005 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-7877 6 PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 Recuse (Jerry Meyer). July 7, 2005 ITEM NO.: 31 FILE NO.: LU05-03-03 Name: Land Use Plan Amendment - West Little Rock Planning District Location: 1700 block of Watt Street Request: Single Family to Low Density Residential Source: Rodney Chandler, Chandler-Johnson Homes, Inc. PROPOSAL / REQUEST: Land Use Plan amendment in the West Little Rock Planning District from Single Family to Low Density Residential. The Low Density Residential category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and ten (10) dwelling units per acre. The applicant wishes to construct 10 attached single family townhomes on approximately one acre. Staff is not expanding this application because staff does not see a logical way for expansion. EXISTING LAND USE AND ZONING: The property is developed with one single family home currently zoned R-2 (Single Family District) and is one acre ± in size. Immediately north of the site is land zoned R-2 with a Conditional Use Permit for operation of a church. Another Conditional Use Permit covers R-2 zoned land east of the application for the New Life Christian Fellowship Center. About a quarter mile north of the site is land zoned R-2 partly developed with seven homes on a cul-de-sac and further north is partly developed with large lot single family homes. Northwest and west of the application is zoned R-2 and developed with single family homes on 8000 square foot ± lots. South of the application fronting both sides of Illinois Street are predominately single family homes built on 8000 square foot ± lots. West of the application is R-2 land developed with a single family suburban subdivision. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: Their have been no amendments to the Land Use Plan within one mile of this application in recent years. The application is in an area predominately shown as Single Family. Immediately north is a small area shown as Public /Institutional and immediately to the east is a larger area shown as Public/Institutional. Additional Public / Institutional areas dot the Single Family area northeast and southeast of the July 7, 2005 SUBDIVISION ITEM NO.: 31 (Cont.) FILE NO.: LU05-03-03 2 application. Northwest of the application at Cantrell and Mississippi are areas shown as Commercial. Multifamily is shown separating parts of the Single Family area from the Commercial area. MASTER STREET PLAN: Watt Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Watt Street may require dedication of right-of-way and may require half street improvements. BICYCLE PLAN: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. PARKS: This application is located in the North Central Parks Planning District characterized as having numerous small and large parks dotting the district. This particular application is not in a Park Service Deficit area. Less than a half mile northwest of the application is Reservoir Park, a 58 acre “Large Urban Park.” Reservoir Park is developed with numerous facilities including restroom facilities, picnic areas, a lighted baseball field, athletic courts and pedestrian trails. About a half mile east-southeast of the application is Meriwether Park. Meriwether Park is a 10 acre neighborhood park with playgrounds, tennis courts, baseball fields, restroom facilities, and picnic areas. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is located in an area covered by the Midtown Neighborhood Action Plan. The Housing goal is to “maintain and enhance overall quality and value of housing, with several action statement relating to maintaining city standards and landscaping. With this application being a Planned Development, the city can make sure it meets the development criteria illustrated in the neighborhood action plan. July 7, 2005 SUBDIVISION ITEM NO.: 31 (Cont.) FILE NO.: LU05-03-03 3 ANALYSIS: The application is in a group of large lot homes surrounded by typical suburban subdivisions. This particular site represents a one acre tract of land and is similar to nearby tracts of land. One of these one acre tracts is undeveloped, one is developed with single family homes accessed via cul-de-sac from Watt Street, and two others have developed with institutional uses. The Low Density residential Category is also intended to allow a different style developments in the area. In the area, several areas are identified as Low Density Residential and most are developed with a variety of single family homes, duplexes, fourplexes, converted single family homes, and some apartments. Existing Low Density Residential is shown on the east side of Mississippi Street. A change to Low Density Residential could allow for a variation in area housing styles in the Leawood neighborhood. Approving a change to Low Density Residential at this location could result in similar requests for nearby lands. Single family development has occurred in the area on similar parcels of land in the area. An intensification could result in additional density in the area which could create additional traffic on area local streets. In the event that a change was approved staff would be insistent on planned zoning district within that area to ensure that any development is compatible with the nearby residential units. If the area was changed to Low Density Residential construction styles could vary drastically and would allow for new structures ranging from single family attached patio homes to a ten unit apartment building. Some of the uses allowed in a Low Density Residential area may not be compatible with the existing neighborhood. Intensification of residential land uses could have positive effects on the surrounding area. Since this Low Density Residential area is adjacent to several Public/Institutional areas it could provide separation between the institutional and single family uses in the area. The Low Density Residential area also could provide for housing options for employees who could work within the nearby areas shown as Public Institutional. The addition of up to 10 dwelling units on this site would also add additional population to the area different than a traditional single family neighborhood. Since residents would be in closer proximity to each other, additional community interaction may be possible. This additional interaction could result in a stronger sense of community and an increased pride in the area. Additional positive effects of densification areas could be increased transit ridership, and the amount of Commercial and Offices properties within a half mile of the site. July 7, 2005 SUBDIVISION ITEM NO.: 31 (Cont.) FILE NO.: LU05-03-03 4 With this application comes the distinct possibility of similar requests to increase the density of larger tracts in the area. While a more dense pattern can have some positive impacts on the City as a whole, negative impacts are possible in the immediate area. Staff would need time to fully study the impacts that this change might create. Impacts to the existing infrastructure as well to the neighboring properties would need to be examined. The affects on the surrounding businesses and travel in and through the area should be explored. With the current staffing levels this would take some time to complete. This location is five blocks south of Cantrell Road and approximately two blocks west of Mississippi Street. This would result in a higher intensity land use in the middle of a single family area. The streets in this area are shown as local streets and the addition of units could result in undesirable trip levels on local streets. In the event that similar requests were made and approved in other parts of Watt Street traffic levels could increase drastically. Low Density Residential developments typically are located near arterials and sometimes near Collector streets. Low Density Residential areas are also in place to provide a buffer between Single Family areas and higher intensity uses, In this specific case the result would be a small pocket of Low Density Residential in the middle of a Single Family area with no direct relationship to nearby arterials. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Sturbridge Property Owners Association, Apache Crime Watch, Normandy-Shannon Property Owners Association, Robinwood Property Owners Association, Andover Square Residence Association, Evergreen Neighborhood Association, South Normandy Property Owners Association, Overlook Property Owners Association, Meriwether Neighborhood Association, Briarwood Neighborhood Association, and Leawood Garden Club. Staff has received one negative comment from an area resident who does not support this application. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate because of the potential for non compatible structures in the neighborhood and similar properties have developed with single family detached homes in area. PLANNING COMMISSION ACTION: (JULY 7, 2005) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. July 7, 2005 ITEM NO.: 31.1 FILE NO.: Z-7878 NAME: Glenn Abbey Court Short-form PD-R LOCATION: Located at 1716 Watt Street DEVELOPER: Chandler Johnson Development, Inc. 1012 Autumn Road Suite 1 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying 1012 Autumn Road Suite 1 Little Rock, AR 72221 AREA: 0.93 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: Attached Single-family Residential – 10 Units per acre VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: Glen Abbey Court is a planned residential development that will blend the Traditional European architecture with 21st century construction to consist of ten (10) attached patio homes. Proposed homes will consist of two bedrooms, great room, two full bathrooms, dining area, kitchen attached garage and full compliment of built-in stainless steel appliances. All homes will have a traditional European exterior with accented décor and feature amenities that generally are standard for an upscale development of this style. Interior amenities will include travertine tile, hardwood flooring, granite slab kitchen counter tops, marble bathrooms, and raised ceilings with stacked crown moldings and recessed can lighting. July 7, 2005 SUBDIVISION ITEM NO.: 31.1 (Cont.) FILE NO.: Z-7878 2 Exterior features include masonry with structural accents and details such as brick on all four sides, precast keystone, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler system. The roof pitch elevations will be a minimum of 8/12 to enhance the aesthetics of the development. Patio homes will have a minimum front setback of eighteen feet and fifteen feet of setback in the rear with a wooden privacy fence along the east and north sides. The applicant has indicated the patio homes will range in square footage from 1300 to 1500 square feet of heated and cooled space. It is anticipated that the homes will sell in the $110 to $115 per square foot price category give the development is an upscale patio home development. A bill of assurance will be established to maintain and protect the values of properties in and around the development. Entrances to the development will have a old world European rock entrance with wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. Additionally, each lawn and all common areas within the subdivision will be maintained by the Property Owners Association. B. EXISTING CONDITIONS: The site contains a single-family structure appearing to be occupied. There is a church located to the north of the site and to the east of the site. South and west of the site are single-family homes. Several of the homes along Watt Street have large lots or acreage. The homes to the west of the site are developed as more traditional single-family residential lots. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents concerning the rezoning request. Some of which have indicated opposition, many of which have indicated support or no opinion. The Andover Square and Meriwether Neighborhood Associations were notified of the public hearing allow with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development. 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. July 7, 2005 SUBDIVISION ITEM NO.: 31.1 (Cont.) FILE NO.: Z-7878 3 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention would generally not apply to the proposed development since the lot size is less than one acre. 4. All driveways shall be concrete aprons per City Ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the West Little Rock Planning District. The Future Land Use Plan shows Single Family for the area. The applicant has applied for a rezoning from R-2 (Single Family District) to PRD (Planned Residential Development) for construction of 10 attached single family townhomes on approximately one acre. A Land Use Plan Amendment for a July 7, 2005 SUBDIVISION ITEM NO.: 31.1 (Cont.) FILE NO.: Z-7878 4 change to Low Density Residential is a separate item on this agenda. (LU05-03-03). Master Street Plan: Watt Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Watt Street may require dedication of right-of-way and may require half street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Midtown Neighborhood Action Plan. The Housing goal is to “maintain and enhance overall quality and value of housing, with several action statement relating to maintaining city standards and landscaping. With this application being a Planned Development, building setbacks and landscape requirements should not appear to be drastically different from nearby residences. Landscape: The proposed land use buffer area along the western perimeter is 491 square feet less than the average 18 ½ foot minimum width required. Additionally, portions of the proposed northern and southern land use buffers and landscape strip widths are less than the minimum nine feet required by the Zoning Ordinance and the 6-feet 9-inches required by the Landscape Ordinance. Variances from the Landscape Ordinance require City Beautiful Commission approval. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites northern, southern and western perimeters. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated the indicated site plan did not allow outdoor living areas. Staff questioned the total available green spaces located on the site both in private and common areas. Staff also questioned if the furnished building materials list and building elevations provided were a part of the application. Public Works comments were addressed. Staff stated storm water detention would apply to the proposed development. Staff stated in addition all driveways would be required as concrete aprons. July 7, 2005 SUBDIVISION ITEM NO.: 31.1 (Cont.) FILE NO.: Z-7878 5 Landscaping comments were addressed. Staff stated a minimum buffer of 9-feet would be required along the northern and southern property lines. Staff stated the western buffer did not allow for the required 18 ½ foot average. Staff indicated comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item. The committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated the total private outdoor living space on the proposed site plan. The site plan indicates 5,874 square feet of private open space and 8,951 square feet of common usable open space. The applicant has also indicated the western landscape buffer averaging 18 ½ feet and a buffer averaging nine feet along the northern and southern property lines. The applicant has indicated a proposed building setback along the northern perimeter of sixteen feet and along the western perimeter of ten feet. The applicant has indicated a fifteen foot building setback adjacent to Watt Street. The applicant has indicated screening will be placed along the northern, western and southern perimeters of the site. The applicant has also indicated a decorative fence will be placed along Watt Street within the front yard building setback not to exceed six feet in height. The applicant has proposed the placement of a single development sign adjacent to Watt Street. The applicant has indicated the sign will be constructed of brick and a pre-cast sign. The applicant has indicated a maximum column height of four feet and a maximum width of six feet eight inches. The total sign area is two feet by four feet six inches. The applicant has indicated the development of ten units of attached single- family housing on this site. The applicant has indicated a density of approximately ten units per acre. The site contains 0.96 acres or 46,838 square feet. The PZD ordinance typically requires a residential development to allow ten to fifteen percent of the total site area as open space both common and private open space. The applicant has indicated 14,825 square feet of open space for the development or thirty-one percent. Although, the indicated open space should be adequate according to typical ordinance requirement for available livable outdoor areas, staff does not support the request. Staff feels the development too intense for the area. Staff is supportive of density greater than single-family for the site but feels ten units is July 7, 2005 SUBDIVISION ITEM NO.: 31.1 (Cont.) FILE NO.: Z-7878 6 too intense for the site. Staff feels the placement of six to eight units on the site would be a more appropriate density. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 7, 2005) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the developers had amended their request to limit the placement of eight units on the site. Staff stated with limiting the number of units this would allow for increased setbacks along the eastern and western perimeters. Staff also stated with limiting the number of units this also limited the massing of the indicated structures to duplex and triplex type structures. Mr. Craig Corder addressed the Commission in opposition of the proposed request. He stated he had submitted written comments and was available to answer any questions regarding his written comments. Ms. Ruth Bell addressed the Commission in opposition of the proposed request. She stated her concern was with the proposed density. She stated she felt six units would be more in keeping with the existing neighborhood. She stated Watt Street was a well traveled street and the introduction of sixteen more cars on the road could generate traffic concerns. She stated the area was a changing area and she felt the development pattern would be similar to the indicated proposal for future developments. She stated she felt limiting the number of units would be a good president. Mr. AJ and Ms. Joni Daniels addressed the Commission in support of the request. Mr. Daniels stated the area was changing from owner occupied to rental which he did not feel was good for the area. He stated the current proposal allowed for reinvestment in the neighborhood and the potential for ownership. He stated his home was located directly south of the site and he and his wife would be the most impacted. He stated they were very supportive of the proposed development. He stated he felt eight units was an appropriate density for the proposed site. A motion was made to approve the request. The motion carried by a vote of 9 ayes, 2 noes and 0 absent. July 7, 2005 ITEM NO.: 32 FILE NO.: Z-7879 NAME: Boyd Short-form PD-R LOCATION: Located in the 600 Block of Rock Street DEVELOPER: Tina Boyd 35 Deerberry Forest Circle Little Rock, AR 72211 ENGINEER: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.51 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: UU and R-4A ALLOWED USES: Mixed Use and Single-family Residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family Residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site from UU and R-4A to PD-R to allow the development of three single-family homes. The applicant has indicated the new homes will be executive style homes built on individual lots. The total lot area is 18,300 square feet and was previously platted as three lots. The existing site is 75 feet along the Rock Street side and 50 feet along the Cumberland Street side. The development is proposed with two homes facing Rock Street and one home facing Cumberland Street. The driveway for all homes will be from the Cumberland Street side. The applicant has indicated the driveway and parking areas will be designated as a cross access and utility easement. The applicant has indicated the northern most home facing Rock Street will be a July 7, 2005 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7879 2 2500 square foot home with a three car detached garage and a loft apartment above the garage. The applicant has indicated a lot width of 47 feet and a lot depth of 150 feet for a total lot area of 7050 square feet. The applicant has indicated a side yard setback of 3 feet on the south side of the home and a five foot setback on the northern property line. The applicant has indicated the front yard setback will be twelve feet from the edge of the sidewalk to the front porch. The second home facing Rock Street will contain 2530 square feet and a two car garage. The applicant has indicated the home will be two stories in height. The applicant has indicated a front setback of 15-feet from the property line with a four foot side yard setback on each of the side yards. The applicant has indicated an overall lot area of 4200 square feet with a lot width of 28 feet and a lot depth of 150 feet. The home facing Cumberland Street will be constructed with a front yard setback of 12 feet from the property line and a 3 foot side yard setback along the south property line. The applicant has indicated the lot will contain 7500 square feet and a lot width of 50 feet and a lot depth of 150 feet. The home will contain 3000 square feet, two stories in height, and a 2 car detached garage. Each of the homes will have a private courtyard between the detached garage and the home. The applicant has indicated the front yard areas will be landscaped along with the private courtyard area. The applicant has indicated extensive landscaping will be placed along the common drive to screen the area from Cumberland Street. A six foot privacy fence will be added in the parking area and around the courtyards to further screen the homes from the adjoining properties and roadways. The applicant has indicated every effort will be made to save all the existing tress on the northern property line. The applicant has indicated the construction materials will be compatible with the surrounding neighborhood. B. EXISTING CONDITIONS: The site is a vacant grass covered lot. There are two single-family residences and multi-family units located to the south of the site. To the north of the site is a single-family structure, which has been converted into an office use for a telephone answering service and a large parking lot located to the northwest of the site. Rock and Cumberland Streets are both one-way streets with Rock Street traveling north bound and Cumberland Street traveling south bound. C. NEIGHBORHOOD COMMENTS: The Macarthur Park Neighborhood Association, all residents, who could be identified, located within 300 feet of the site and all owners of property located July 7, 2005 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7879 3 within 200 feet of the site were notified of the public hearing. As of this writing staff has received a few informational phone calls from area residents. 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. All driveways shall be concrete aprons per City Ordinance. 3. Storm water detention will not apply to the proposed development. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Residential driveway width is a minimum 10 feet in the right-of-way with a minimum radius of 5 feet. See City Detail PW-32. 6. The garage appear to not be usable. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: An existing sewer main is located on the site. No building construction will be allowed within 5-feet of any existing sewer main. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center-Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. July 7, 2005 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7879 4 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a change from UU (Urban Use District) and R-4A (Low Density Residential District) to PD -R (Planned Development -Residential) for the construction of three single family homes on three separate lots with reduced setbacks. This application does not require a change to the Land Use Plan. This application is also located in the MacArthur Park Historic District and will need approval by the Little Rock Historic District Commission. The item is currently scheduled to be heard at the July 14, 2005, Historic District Commission Hearing. Master Street Plan: The application fronts onto Cumberland Street and Rock Street. Cumberland Street is shown as a Collector on the Master Street Plan. Rock Street is shown as a Local Street on the Master Street Plan and built to Collector Standards. Cumberland Street is a southbound, two-lane, one-way Collector, with metered parking on both sides. Dedication of right of way and street and sidewalk improvements may be required. Bicycle: Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 16, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned the existing trees located on the site which would be removed. Ms. Boyd stated the trees along the northern property line would be retained. Staff also questioned the private open space available per unit and the common open space available per unit. Staff requested building elevations for the proposed units. Public Works comments were addressed. Staff stated all drives would be required to be concrete aprons. Ms. Boyd stated the proposed driveway would be ribbon drives, per the request of the Historic District Commission. Staff also stated the garages did not appear to be usable. Ms. Boyd stated the rear yard area had been reworked. July 7, 2005 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7879 5 Staff noted there were no landscaping comments since the development was proposed as a single-family development. Staff indicated comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further 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 the requested additional information to staff addressing concerns raised at the June 16, 2005, Subdivision Committee meeting. The applicant has indicated available open space both common and private on the proposed site plan. The applicant has also provided building elevations for each of the proposed units. The applicant has indicated the new homes will be executive style homes built on individual lots. The total lot area is 18,300 square feet and three previously platted lots. The existing site is 75 feet along the Rock Street side and 50 feet along the Cumberland Street side. The development is proposed with two homes facing Rock Street and one home facing Cumberland Street. The driveway for all homes will be from the Cumberland Street side. The applicant has indicated the construction materials will be compatible with the surrounding neighborhood. The applicant has indicated the driveway will be installed as a “ribbon style drive” limiting the amount of concrete to blend with the homes existing in the area. The applicant has indicated the driveway and parking areas will be designated as a cross access and utility easement. The applicant has indicated the northern most home facing Rock Street will be a 2500 square foot home with a three car detached garage and a loft apartment above the garage. The applicant has indicated a lot width of 47 feet and a lot depth of 150 feet for a total lot area of 7050 square feet. The applicant has indicated a side yard setback of 3 feet on the south side of the home and a five feet on the northern property line. The applicant has indicated the front yard setback will be twelve feet from the edge of the sidewalk to the front porch. The lot is currently zoned UU – Urban Use District. The ordinance does not set a minimum lot area for properties zoned UU. The ordinance typically requires a front building line of zero feet, twenty-five feet along the rear when adjacent to single-family and four feet along the side property lines when adjacent to single- family. Staff is supportive of the indicated lot area and proposed setbacks. The second home facing Rock Street will contain 2530 square feet and a two car garage. The applicant has indicated the home will be two stories in height. The applicant has indicated a front setback of 15-feet from the property line with a four foot side yard setback on each of the side yards. The applicant has July 7, 2005 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7879 6 indicated an overall lot area of 4200 square feet with a lot width of 28 feet and a lot depth of 150 feet. The proposed lot is currently zoned R-4A – Low Density Residential. The ordinance would typically require a minimum lot area of 5,000 square feet, a minimum lot width of fifty feet and a minimum lot depth of one hundred feet. The ordinance would also typically require a front building line of fifteen feet, twenty-five feet along the rear and a maximum of five feet along the side property lines. Staff is supportive of the indicated lot area and proposed setbacks. The home facing Cumberland Street will be constructed with a front yard setback of 12 feet from the property line and a 3 foot side yard setback along the south property line. The applicant has indicated the lot will contain 7500 square feet and with a lot width of 50 feet and a lot depth of 150 feet. The home will contain 3000 square feet, two stories in height and a 2 car detached garage. The proposed lot is currently zoned R-4A – Low Density Residential. The ordinance would typically require a minimum lot area of 5,000 square feet, a minimum lot width of fifty feet and a minimum lot depth of one hundred feet. The ordinance would also typically require a front building line of fifteen feet, twenty-five feet along the rear and a maximum of five feet along the side property lines. Staff is supportive of the indicated lot area and proposed setbacks. Each of the homes will have a private courtyard between the detached garage and the home. The applicant has indicated the front yard areas will be landscaped along with the private courtyard area. The applicant has indicated extensive landscaping will be placed along the common drive to screen the area from Cumberland Street and a six foot privacy fence will be added in the parking area and around the courtyards to further screen the homes from the adjoining properties and roadways. Staff feels the indicated common open space and the private open space is adequate to serve the development. Staff is supportive of the proposed development. The applicant is proposing to construct three new single-family homes in an area of the City that has had limited new single-family home construction in recent years. The indicated homes have limited setbacks as do the existing homes in the area. Staff feels the proposal a quality in-fill development and if constructed as proposed should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above staff report. July 7, 2005 SUBDIVISION ITEM NO.: 32 (Cont.) FILE NO.: Z-7879 7 PLANNING COMMISSION ACTION: (JULY 7, 2005) Ms. Tina Boyd was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Ms. Katherine Matthews addressed the Commission with concerns. She stated her existing garages were located on the property line and the proposal included the placement of a fence along the property line. She questioned how she would maintain her garage structures. There was a general discussion concerning the placement of the fence and how Ms. Matthews would access the rears of her buildings. Ms. Boyd stated she would incorporate the garages within the courtyard areas and allow Ms. Matthews access to her buildings through the side yard of the new development. There was no further discussion of the item. A motion was made to approve the request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.