Loading...
HomeMy WebLinkAboutpc_03 04 1999sub'I LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD MARCH 4,1999 4:00 P.M. I.Roll Call and Finding of a Quorum A Quorum was present being nine in number. II.Approval of the Minutes of the January 21,1999 andFebruary4,1999 Meetings.The minutes were approvedasmailed. III.Members Present:Hugh EarnestBillPutnam Mizan Rahman Richard Downing Obray Nunnley Bob Lowry Craig Berry Herb Hawn Pam Adcock Members Absent:Rohn Muse Judith Faust City Attorney:Stephen Giles LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA MARCH 4,1999 I .DEFERRED ITEMS: A.Grey Rock --Short-Form PD-C (Z-6199-B) B.Osborne —Short-Form PD-I (Z-6528) C.L.R.Fire Station (Oaks Bluff Road)—Conditional UsePermit(Z-6613) II.PRELIMINARY PLATS: 1.Champlin Drive Commercial —Preliminary Plat (S-867-YYY) 2.Colonel Glenn Commercial —Preliminary Plat (S-1240) 3.Cantrell North Office Park —Preliminary Plat (S-1241) I I I .PLANNED ZONING DEVELOPMENTS 4.Boen Plaza —Long-Form POD (Z-4213-C) 4.1.Boen Plaza Subdivision —Revised PreliminaryPlat(S-1220-A) 4.2.LU98-18-01 —Land Use Plan Amendment in the Ellis Mountain Planning District from Community Shopping andOfficetoMixedOfficeCommercial. 5.Crestwood Corporate Center —Long-Form POD (Z-4403-E) 5.1.LU99-11-01 —Land Use Plan Amendment in the I-430 Planning District from Single Family to SuburbanOffice. 6.The Oaks of Chenal —Revised PRD (Z-5588-C) 7.ICM,Inc.—Short-Form PD-0 (Z-6622) 8.Mangan —Short-Form PCD (Z-6627) 9.Office Depot —Short-Form PD-C (Z-6629) Agenda,Page Two IV.SITE PLAN REVIEWS: 10.Pleasant Ridge West —Revised Zoning Site Plan (Z-6477-A) 11.Gill —Revised Subdivision Site Plan (S-1176-A) 12.Chenal Office Plaza —Subdivision Site Plan (S-1233-A) 13.Comcast —Subdivision Site Plan (S-1242) 14.Alexander LLC Mobile Home Park —Subdivision Site Plan(S-1243) 14.1.Z-6628 —Rezone from R-2 Single Family to R-7 Mobile Home Park District;located north of MoPac Railroad,east of Alexander city limits. V.CONDITIONAL USE PERMITS: 15.Pulaski Heights Christian Church —Conditional Use Permit(Z-1166-B) 16.L.R.Fire Station (Rahling Road)—Conditional Use Permit(Z-6624) VI.TOWER USE PERMIT: 17.Entel/Telecorp (Flint Ridge Road)—Tower Use Permit(Z-6572-A) VII.OTHER MATTERS: 18.Alley Right-of-Way Abandonment —Block 58,College ParkAddition(G-23-292) 19.Design Overlay District for the Kanis Road Corridor fromShacklefordRoadtotheintersectionofKanisRoadand Chenal Parkway. P UB L I C HE A R I N G IT E M S CA A T F R 8 4S PL B A S A F S 6 y 0 'Z I4 4 HI N S O N 1 RI P E R ,- ,' : : " * 12 T H 0 Cl /Yr p (4 IU 44 8E n OC O+ DA M g RO O S E V E L T o l4 CO L ~J ~ o RO O S E V E 60 OL O N OO L 36 T H A8 o IZ0 14 4 0 1- 4 4 0 LA W S O N o 8 FR A Z I E R PI K E PR I 4. 2 .1 4 2 ZE U B E R lO DA V I E 1- 3 0 n O' D O 65 T H 65 T H RA I N E S VA L L E Y IM 3 0 CI T Y LI M I S lp 65 16 7 DI X O N BA S E L I N E V3 3 IU DI X O N OT T E R MA B E L V MA B LV A L CU T O SL IN K E CR E E K WE S T VI N S O N DR E H AL E X A N D E R c GE Y E R S P S. + +0 4, CU T O F F B z GX ' CU T O F F 44 O I r 0 EL 36 5 AS H E R CI T Y LI M I T 0 PR A T T O 14 5 T H Su b d i v i s i o n Ag e n d a Ma r c h 4, 19 9 9 March 4,1 ITEM NO.:A FILE NO.:Z-6199-B NAME:Grey Rock --Short-Form PD-C LOCATION:Northeast corner of Chenal Parkway and Gamble Road DEVELOPER:ENGINEER: Moses/Nosari Real Estate McGetrick and McGetrick Engineers 201 East Markham Street 319 East Markham St.,Ste.202LittleRock,AR 72201 Little Rock,AR 72201 AREA:3.0 acre NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:PCD ALLOWED USES:C-3 Commercial Uses PROPOSED USE:Automobile Dealership VARIANCES/WAIVERS REQUESTED:None recpxested. BACKGROUND: On November 21,1996,the Planning Commission approved a preliminary plat for Lots 1-4,Grey Rock Subdivision.On December 3,1996,the Board of Directors approved Ordinance No.17,332 establishing the Grey Rock —Long-Form PD-C (Target)forLot1ofthesubdivision.Lot 4 of the subdivision included asectionofRockCreekandfloodwayandwastobededicatedtotheCityofLittleRockParksDepartment.Lots 2 and 3 wereleftforfuturedevelopment. On July 7,1998,the Board of Directors approved Ordinance No.17,765 establishing the Grey Rock —Short-Form PCD for Lots 2 and 3 of the Subdivision.The approved development included a26,400 scpxare foot commercial building and 139 parking spaces. The building was approved for C-3 permitted uses.Ordinance No.17,766 and No.17,767 were also approved by the Board ofDirectorsonJuly7,1998.Ordinance No.17,796 granted a March 4,15 SUBDIVISION ITEM NO.:A (Cont.)FILE NO.:Z-6199-B waiver of boundary street improvements for the property and Ordinance No.17,767 removed this property from the Master ParksPlan. A.PROPOSAL/REQUEST: The applicant proposes to rezone Lots 2 and 3,Grey RockSubdivisionfromPCDtoPD-C for a single-use commercial development.The applicant proposes to construct a 33,900squarefootbuildingonthepropertywith176parkingspaces.The applicant plans to use the property as anautomobiledealership(new cars).The 176 parking spaceswouldbefornewcars,a few newer used cars,employee andcustomerparking. The applicant proposes to use 13,000 square feet of thebuildingasshowroomandofficespace,with the remaining20,900 square feet being used as a service and repairfacility.Operating hours would be from 6:30 a.m.to 6:30p.m.Monday through Friday,with the showroom open onSaturday.The applicant also proposes to abandon the northsectionofGambleRoadaspreviouslyapprovedandagreedto by the City's Parks and Recreation Department.Access to afutureparksitetothenorthwillbegainedfromthenorthendoftheexistingGambleRoad. B.EXISTING CONDITIONS: The site has been cleared and some site preparation workhasbeendone.There is a mixture of commercial useslocatedtotheeastalongthenorthsideofChenalParkwaywithamedicalclinicandamultifamilydevelopmenttothewestacrossGambleRoad.Vacant C-3 zoned property and anautodealershiparelocatedtothesouthacrossChenalParkway.Rock Creek is located to the north. C.NEIGHBORHOOD COMMENTS: As of this writing,staff has received no negative commentfromtheneighborhood.The St.Charles,Parkway Place andGibralterHeights/Point West/Timber Ridge NeighborhoodAssociationswerenotifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Dedicate right-of-way per Chenal Parkway standards andconstructimprovementsincludingreconstructionofGamble 2 March 4,1& SUBDIVISION ITEM NO.:A (Cont.)FILE NO.:Z-6199-B intersection to MSP standards for commercialintersection. 2.Development permit required.3.All above ground power poles shall be relocated to 100'romright-of-way or be located underground at developer's expense per Section 36 zoning requirements.4.Dedicate right-of-way and construct a turn-around forvehiclesattheendofGambleRoad.5.Relocate existing culvert under fill area or provide equal capacity bypass.6.Request variance of Section 29 for height of wall plannedadjacenttofloodwayfromPlanningCommissionandaddressconstructiontypeandappearance.7.Provide internal circulation (access easement)to TargetCenter.(Commercial Street Standards) E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available along Gamble Road.Sewer main extension required with easements to serve theeastendofproperty. APSL:No Comment. Arkla:No Comment. Southwestern Bell:A 5 foot utility easement is requested along the east and west property lines.A 10 foot easement is requested along the north property line. Water:Development fee,based on the size of connections,will apply in addition to normal fees.Easements for 8" water main and 42"raw water line should be shown.Thesefacilitiesmustbeprotectedduringandafter construction. Fire Department:Place fire hydrants per city code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Not currently served by a Central Arkansas Transit,but near Route ¹5 (West Markham).No foreseeable adverse impacts on transit. F .ISSUES/TECHNICAL/DESIGN: Plannin Division: This request is in the Chenal Planning District.The property is shown as Commercial on the Land Use Plan.This 3 March 4,1L SUBDIVISION ITEM NO.:A (Cont.)FILE NO.:2-6199-B area is part of the Rock Creek Neighborhood Plan,which washeardatthePlanningCommissiononOctober29,1998.ThisrequestisinconformancewiththeLandUsePlan. Landsca e Issues: Areas set aside for landscaping and buffers meet withordinancerequirementswiththepossibleexceptionof thebuildinglandscapingproposed.The Landscape Ordinancerequiresathreefootwidelandscapingstripbetweenthepublicparkingareasandbuilding.Two thirds of thisrequirementcanbetransferredtootherareasofthesite.Areas set aside for building landscaping should beidentified. Since the property to the north is residential,it will benecessarytoprovidea6foothighopacgxescreen.Thisscreenmaybeawoodenfencewithitsfacesidedirectedoutwardordenseevergreenplantings.This screen shouldbeplacedatthehigherelevationtoprovidemaximumscreening. Prior to a construction permit,detailed landscape plansmustbeapprovedbyBobBrown,Plans Review Specialist.Mr.Brown may be reached at 371-4864. G.ANALYSIS: An issue which needs to be worked out relates to the right-of-way for Chenal Parkway.Currently,the right-of-way forChenalParkwayhasvaryingwidthsalongthispropertyfrontage.In final platting the property,the applicantcanshowastraightright-of-way dedication of 55 feet fromthecenterlineofChenalParkway.However,this will leaveacoupleof"pockets"of right-of-way which will still beownedbythecityduetopreviouspurchase.The applicantneedstoworkwithPublicWorksandtheCityAttorney'sOfficetoresolvethisissuepriortofinalplattingtheproperty. Another issue which needs to be resolved relates to a 40footaccesseasementwhichrunsacrossthefrontofLots 2and3,abutting Lot 1 (Target)of the subdivision.Theaccesseasementwasshownonthepreliminaryplatofthesubdivisionandwastoprovidecross-access between theTargetsiteandthissite.This proposed use being anautomobiledealership,the applicant does not want the 4 March 4, 1'UBDIVISION ITEM NO.:A (Cont.)FILE NO.:Z-6199-B cross-access primarily for security purposes.This issue needs to be worked out between the owners of this property and the Target property.The applicant indicated to the Subdivision Committee that a deferral would be requested inordertoworkoutthisissue. The proposed site plan must comply with the Chenal/Financial Center Design Overlay District with respect to site signage,lighting and utilities.The proposed ground-mounted sign must be of "monument"type,with a maximum area of 100 square feet and a maximum heightof8feet. Parking lot lighting must be designed and located in such a manner so as not to disturb the scenic appearance of thecorridor.Lighting must be directed to the parking areas and not reflected to adjacent parcels. All lighting and other utilities on lots adjacent to Chenal Parkway which are located in front of the rear line of the building shall be underground.No overhead utilities shall be constructed within 100 feet of the Chenal Parkway right- of-way. With the Chenal Overlay issues and the landscape and buffer ordinances being complied with,along with the issuesrelatingtoright-of-way dedication and cross-access easement being resolved,the proposed development should have no adverse impact on the general area. H .STAFF RECOMMENDATIONS: Staff recommends approval of the PD-C zoning with thefollowingconditions: 1.Compliance with the requirements noted in paragraphs D,EandFofthisreport.2.The Chenal right-of-way and cross-access issues need toberesolvedasdiscussedinparagraphG.3.The site must comply with the Chenal/Financial CenterDesignOverlayDistrictordinancewithrespecttositesignage,lighting and utilities.4.A portion of Gamble Road right-of-way will be abandonedasrequestedbyParks.5.The site must be final platted. 5 March 4,1 SUBDIVISION ITEM NO.:A (Cont.)FILE NO.:2-6199-B SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 5,1998) Pat McGetrick was present,representing the application.Staff gave a brief description of the proposed development,noting the Chenal Overlay requirements. Bob Turner,of Public Works,reviewed the Public Works requirements with the applicant and Committee.Mr.Turner notedthatavariancewouldneedtoberequestedfortheheightoftheretainingwallwhichwillbeconstructedalongthenorth property line. The cross-access easement between this property and the Target property was mentioned by staff.Mr.McGetrick noted that adeferralwouldberequestedtoprovidetimetoresolvethisissue. After the brief discussion,the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION:(DECEMBER 3,1998) Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembedeferredtotheJanuary21,1999 agenda.Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the January 21,1999 agenda.A motion to that effect was made.The motion passed byavoteof7ayes,0 nays and 4 absent. STAFF UPDATE: The applicant submitted a letter to staff on January 4,1999 requesting that this item be deferred to the March 4,1999 agenda.There are issues relating to the proposed site plan which the applicant is continuing to work out.Staff supportsthedeferralasrequested. 6 March 4,1~ SUBDIVISION ITEM NO.:A (Cont.)FILE NO.:Z-6199-B PLANNING COMMISSION ACTION:(JANUARY 21,1999) Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembedeferredtotheMarch4,1999 agenda.Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 4,1999 agenda.A motion to that effect was made.The motion passed byavoteof11ayesand0nays. STAFF UPDATE: The applicant submitted a letter to staff on February 18,1999requestingthatthisitembewithdrawn.The developers havedecidednottoproceedwiththeproject.Staff recommends approval of the withdrawal as requested. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff informed the Commission that the applicant submitted aletteronFebruary18,1999 requesting that this item be withdrawn.Staff supported the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal.A motion to thateffectwasmade.The motion passed by a vote of 9 ayes,0 nays and 2 absent. 7 March 4,1 ITEM NO.:B FILE NO.:Z-6528 NAME:Osborne —Short-Form PD-I LOCATION:North side of East 17 Street,between Fletcher and Boyce Streets DEVELOPER:ENGINEER: Jim Osborne Chester D.Phillips1115BondStreet8118WestMarkham StreetLittleRock,AR Little Rock,AR 72206 AREA:Approx.1.75 acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:R-3/R-5/I-2 ALLOWED USES:Single-family, Multifamily,Light Industrial PROPOSED USE:Office/Warehouse VARIANCES/WAIVERS REQUESTED:None requested. BACKGROUND: On August 6,1998,the Planning Commission approved a Land UsePlanchangeforthispropertyfromSingle-Family to Industrial with a PZD required.On September 1,1998,the Board ofDirectorspassedOrdinance¹17,807 amending the Land Use Plan as approved by the Planning Commission. A.PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3/R-5/I-2 to PD-I to allow for the construction of anoffice/warehouse building.The proposed 24,000 square footbuildingwillhaveaheightof24feet.A total of 19,000squarefeetwillbeusedaswarehousespace,with 2,000 March 4,1~ SUBDIVISION ITEM NO.:B (Cont.)FILE NO.:Z-6528 square feet of office and a 3,000 square foot shop area.The applicant is proposing 19 parking spaces along thesouthsideofthebuildingwithapavedareaalongthe eastsideofthebuildingfortruckaccess. The applicant has noted that the business will have a totalofsix(6)employees with operating hours of 8:00 a.m.to5:00 p.m.Monday through Friday.The applicant has alsonotedthattherewillbenolargetruckaccessfromEast17Street.All large truck access will be from FletcherStreet. The proposed warehouse building will be of prefabricatedmetalconstruction.There will be no windows or doors onthewestsideofthebuilding.The applicant has notedthatthebuildingwillbeanearthtonecolorinorder toblendinmorewiththelandscapingandlessenthevisualimpactontheresidentialpropertytothewestandsouth. There is a small area along the north side of the proposedbuildingwhichwillbeforapossiblefuturebuildingaddition.The building addition will have to be approvedbythePlanningCommissionatthatfuturedate,as theapplicantisnotshowingtheadditiononthisproposed siteplan. B.EXISTING CONDITIONS: The property currently contains three (3)old residentialstructures.The general area contains a mixture of single-family,office and industrial uses and zoning.There areindustrialuseslocatednorthandeastofthesite,withsingle-family residential uses to the west and south.Additional industrial uses are located approximately oneblockfurtherwestandseveralblocksfurthersouth. C.NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site as well astheEastEndCivicLeague,East Little Rock and Hanger HillNeighborhoodAssociationswerenotifiedofthepublichearing.As of this writing,staff has received no commentfromtheneighborhoods. D.ENGINEERING COMMENTS: Public Works Conditions: 1.Fletcher Street is listed on the Master Street Plan as aprincipalarterial.2.Dedicate right-of-way per Master Street Plan. 2 March 4,1b SUBDIVISION ITEM NO.:B (Cont.)FILE NO.:Z-6528 A.Fletcher principal arterial 55'f right-of-way tocenterline. B.Boyce Street 30'f right-of-way to centerline.C.20'adial dedication at East 17 and Fletcher.3.Improve all streets to Master Street Plan or proposeimprovementswithengineersestimateto15%of development cost.4.Driveway closest to 17 Street is to be moved 100'rom17right-of-way per ordinance and other drive shall beat300'pacing. E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available,not adversely affected. AP&L:No Comment received. AEUCLA:No Comment. Southwestern Bell:No Comment. Water:Acreage charge of $150/acre applies.Fire Department:Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Served by CAT Route 420 (College Station).Noforeseeableadverseimpactsontransit. F.ISSUES/TECHNICAL/DESIGN: Plannin Division: This request is in the I-30 Planning District and was thesubjectofaLandUsePlanAmendmentheardbythePlanning Commission on August 6,1998.At that meeting,the change from Single Family to Industrial was passed with theconditionofaPIDforfurtherdevelopment. The following language was part of the staff report:The proposed use should be of a low intensity use-low key.Applications for development on this site will be carefully examined for the following concerns,but not limited to:access (building orientation and entry,both vehicular andpedestrian);buffers,screening and landscaping;height;curb cuts;building facade design and building materials;noise;and parking.The PID does not address these issues. The parking should be to the north,away from the residences.The blank wall on the west side of the building should be screened from the residences to the 3 March 4,lb.a SUBD IVI S ION ITEM NO.:B (Cont.)FILE NO.:Z-6528 west.A landscaping plan with buffers and screening should be submitted.Elevations need to be examined as to heightofthebuildingandmaterialsused.Noise factors arising from uses have not been addressed. Even though a PID has been filed as required of the Land Use Plan amendment,the spirit of the staff report has not been properly addressed.Currently,there is not a neighborhood plan in effect for this area. Landsca e Issues: The proposed street buHers meet with ordinance requirements when average out.However,most of the buHer width proposing along Fletcher Street is 3 feet below thefullrequirementof9feetbeforetransfers. The plan proposed does not provide for the 3 foot wide building landscape strip between the public parking area and the proposed structure.Some flexibility is allowed with this requirement. A total of six percent of the interior of the vehicular useareamustbelandscapedwithinteriorisland(s).Since loading and unloading areas can be excluded from this requirement,the total interior requirement can be reducedthe594squarefeet.The plan submitted does not provideforthisrequirement. Prior to a construction permit,detailed landscape plans must be approved by Bob Brown,Plans Review Specialist. Mr.Brown may be reached at 371-4864. G.ANALYSIS: The applicant submitted a revised site plan and elevationstostaffonNovember12,1998.The plan appears to addresstheconcernsraisedbystaHandtheSubdivisionCommittee. The area for large truck access has been located near thenortheastcorneroftheproperty.This area will beshieldedbythebuildingfromtheresidentialtothe south and west. Staff feels that the area along the west side of the building should be heavily landscaped in order to lessenthevisualimpactofthe300footbuildingside.Staff 4 March 4,1 SUBDIVISION ITEM NO.:B (Cont.)FILE NO.:Z-6528 feels that a heavy planting of trees (a mixture of 25 to 30evergreenanddeciduoustreeswithastaggeredplacement)will achieve this effect.Staff also feels that the area between the parking lot and East 17 Street should beheavilylandscaped.As of this writing,staff hasrequestedadetailedlandscapeplanwhichtheapplicant hasagreedtosubmitpriortothepublichearing. The City's Zoning Ordinance would typically require 20 parking spaces for the proposed use.There are 19 parkingspacesshownonthesiteplan,not including area for truckparking.The number of parking spaces should be adequatetoservetheproposeduse. The main issue associated with the site plan relates toFletcherStreet,which is shown on the Master Street Planasaprincipalarterialwith55feetofright-of-waydedicationfromcenterlinerequired.Public Works hasindicatedthatbecauseofthelocationofFletcherStreet,with 90 degree intersections at East 15 and East 17Streets,an amendment to the Master Street Plan would be inorder.Public Works recommends that the Master Street PlanbeamendedtodowngradeFletcherStreettoacollectorwith30feetofright-of-way required for this project.If thisapplicationisapproved,the Master Street Plan AmendmentcanbeforwardedtotheBoardofDirectorswiththerezoning. Otherwise,staff can foresee no outstanding issuesassociatedwiththesiteplan.Staff feels that with theheavylandscapingasmentionedpreviously,the proposeddevelopmentshouldhavenoadverseeffectontheresidentialpropertiestothewestandsouth. H .STAFF RECOMMENDATIONS: Staff recommends approval of the PD-I zoning subject to thefollowingconditions: 1.Compliance with the requirements noted in paragraphs D,EandFofthisreport.2.A detailed landscape plan must be submitted to andapprovedbystaff.3.The building must have an earth tone color.4.There will be no large truck access from East 17 Street.5.Any site lighting must be low-level and directed awayfromadjacentproperty. 5 March 4,1 SUBDIVISION ITEM NO.:B (Cont.)FILE NO.:Z-6528 6.Staff recommends approval of a Master Street Plan Amendment,downgrading Fletcher Street to a collector.This Master Street Plan Amendment will be forwarded totheBoardofDirectorswiththerezoning. SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 5,1998) Jim Osborne was present,representing the application.Staff gave a brief description of the site plan. The Public Works requirements were discussed with the applicant and Committee.The main topic of conversation was the fact thatFletcherStreetisshownontheMasterStreetPlanasaprincipalarterial.The possible downgrading of the streetclassificationwasdiscussed. Mr.Osborne noted that the site plan was designed to keep thetrucktrafficasfarawayandasshieldedfromtheresidentialusesaspossible.He noted that the area at the north side ofthebuildingwouldbeforapossiblefuturebuildingexpansion. After the brief discussion,the Committee forwarded the issue tothefullCommissionforfinalaction. PLANNING COMMISSION ACTION:(DECEMBER 3,1998) Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembedeferredtotheJanuary21,1999 agenda.Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusionwithintheConsentAgendafordeferraltotheJanuary21,1999agenda.A motion to that effect was made.The motion passed byavoteof7ayes,0 nays and 4 absent. STAFF UPDATE: The applicant submitted a letter to staff on January 8,1999 requesting that this item be deferred to the March 4,1999 agenda.The applicant is working out a title problem associated with the property.Staff recommends approval of the deferral reques t. 6 March 4,lb SUBDIVISION ITEM NO.:B (Cont.)FILE NO.:Z-6528 PLANNING COMMISSION ACTION:(JANUARY 21,1999) Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembedeferredtotheMarch4,1999agenda.Staff supported the deferral as requested. The Chairman placed the item before the Commission for inclusionwithintheConsentAgendafordeferraltotheMarch4,1999 agenda.A motion to that effect was made.The motion passed byavoteof11ayesand0nays. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on thisapplication,as there were no further issues for resolution.There were no objectors to this matter. The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 7 March 4, 1'TEM NO.:C FILE NO.:Z-6613 NAME:L.R.Fire Station (Taylor Loop Road)—Conditional Use Permit LOCATION:14,700 Taylor Loop Road OWNER/APPLICANT:City of Little Rock/ Betty Riley PROPOSAL:To obtain a conditional use permitforafirestationtobeplacedat 14,700 Taylor Loop Road,vacant land zoned R-2,Single Family Residential. ORDINANCE DESIGN STANDARDS: 1.Site Location: This site lies between Oaks Bluff Drive and Taylor Loop Road,near the intersection with Rahling Road. 2.Com atibilit with Nei hborhood: This site and all the surrounding areas are zoned R-2, Single Family Residential.Immediately adjacent to the north,east,and south sides,the areas are vacant.To the west is a row of single family residences across Oaks BluffDrive.This site is moderately wooded with it being denseinthemiddle.There is an open drainage area along theeastandnortheastpartsoftheproperty. This use would be compatible with the area and the Cityintendstobuildthisfacilityinastylecompatiblewiththeneighborhoodwithagoodscreenoffenceorhedgeall along Oaks Bluff. Staff has received 3 phone calls and one letter fromresidentsalongOaksBluffinoppositiontothisproposal. The Westchester and Secluded Hills Neighborhood Associations were notified of the public hearing. March 4,15 SUBDIVISION ITEM NO.:C (Cont.)FILE NO.:Z-6613 3.On-Site Drives and Parkin The proposal includes one access drive across the openditchfromTaylorLoopRoad.Adequate turning space and parking is provided on the site plan.The requirement isforoneparkingspaceforeachemployeeplustwovisitorspaces. 4.Screenin and Buffers: a.Areas set aside for buffers and landscaping meet withordinancerequirements. b.The City Beautiful Commission recommends preserving as many existing trees as feasible. c.A 6 foot high opaque screen,either a wooden fence withitsfacesidedirectedoutwardordenseevergreen planting are required to help screen this site from theresidentialpropertiestothenorthwestandeast.Creditcanbegiventowardfulfillingthisscreeningrequirement where existing trees and vegetation provide the necessaryyear-round screening. d.Curb and gutter or another border will be required toprotectlandscapeareasfromvehiculartraffic. 5.Public Works Comments: a.Oaks Bluff Road and Taylor Loop Road frontage needs to have sidewalks and ramps brought up to the current ADAstandards. b.Dedicate additional right-of-way to have 30 feet fromcenterlineandconstructahammerheadturnaroundat theendofOaksBluffRoad.c.Taylor Loop is listed on the MSP as a minor arterial.Dedication of right-of-way to 45 feet from centerlinewillberequired. d.Plans of all work in right-of-way shall be submitted for approval prior to start of work.e.Stormwater detention ordinance applies to this property. 6.Utilit and Fire De artment Comments: Water:Water service is available on Oaks Bluff Dr.,butnotoffTaylorLoopRoadwithoutawatermain 2 March 4, 1'UBDZVZSZON ZTEM NO.:C (Cont.)FZLE NO.:Z-6613 extension.An acreage charge of $300 per acre applies in addition to nozmal connection fees. Wastewater:Sewer available,not adversely affected. Southwestern Bell:Approved as submitted. ARKLA:Approved as submitted. Entergy:No Comments received. Fire Department:Approved as submitted. CATA:This site is not located on a CATA bus route. 7.Staff Anal sis: The applicant has requested a conditional use permit for afirestationtobelocatedonthis2.1 acre R-2 zoned property.This additional station is required in order for the city to maintain its current Class ZZ fire rating.To do this,fire stations must be no more than 3 miles apart. Currently in this area the closest station is 5 miles. The proposed plan meets all required setbacks,driveway, landscape and buffer,and parking requirements.The fire department and city staff are working to minimize theeffectsontheresidentsalongOaksBluffinseveral ways. All access from Oaks Bluff has been eliminated.The construction style will confozm with the existing neighborhood homes as much as is feasible.Landscaping and/or fencing will be installed to screen the residential area from both the station and Taylor Loop Road.However, 3 phone calls and one letter have been received in opposition at this writing.(Letter is attached.) Staff believes this is a reasonable use of this site and can be compatible with the neighborhood when those efforts mentioned above are accomplished. 8.Staff Recommendation: Staff recommends approval of this conditional use permitsubjecttocompliancewiththefollowingconditions: a.Comply with comments under "Landscaping and Buffers." 3 March 4, 1'UBDIVISION ITEM NO.:C (Cont.)FILE NO.:Z-6613 b.Comply with Public Works Comments.c.Construct the facility to conform with the style ofexistinghomesalongOaksBluffDrive. SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998) The applicant was represented.Staff gave a brief descriptionoftheproposal. Public Works reviewed their comments."Landscaping and Buffer" comments were also reviewed.A discussion ensued regarding changing the access to Taylor Loop Road and the feasibility ofthatapproach.It was decided that option should be seriouslystudiedandpursuedunlesssomethingpreventsitfrombeingfeasible.A revised site plan showing that approach wasrequested. There being no further issues,the Committee accepted the proposal and forwarded it to the full Commission for finalresolution. PLANNING COMMISSION ACTION:(JANUARY 21,1999) Staff received a request from the applicant on January 15,1999thatthisitembedeferredtotheMarch4,1999 hearing in ordertohavetimetolookatthepossibilityofothersuitablesites.Staff recommended approval of this deferral as requested. The item was placed on the Consent Agenda and deferred as recommended by staff until March 4,1999.The vote was 11 ayes,0 nays and 0 absent. STAFF UPDATE: Staff received a letter on January 26,1999,from the applicantrequestingwithdrawaloftheapplicationforaC.U.P.becausetheCityhadchosenanalternatesite.Staff supports the withdrawal and recommends approval of this request.A C.U.P.for the alternate site is item ¹16 on this agenda. 4 March 4,1S..i SUBDIVISION ITEM NO.:C (Cont.)FILE NO.:Z-6613 PLANNING COMMISSION ACTION:(MARCH 4,1999) Chief Webb from the Fire Department,and Betty Riley were present representing the application.There were no objectors present.Staff presented the item and informed the Commission that the applicant had requested that it be withdrawn. The item was placed on the Consent Agenda and approved for withdrawal.The vote was 9 ayes,0 nays,and 2 absent. 5 March 4, 1'TEM NO.:1 FILE NO.:S-867-YYY NAME:Champlin Drive Commercial —Preliminary Plat LOCATION:South side of Rahling Road,at Champlin Drive DEVELOPER:ENGINEER: Deltic Timber Corp.White-Daters and Associates¹7 Chenal Club Blvd.401 Victory StreetLittleRock,AR 72211 Little Rock,AR 72201 AREA:14.5 acres NUMBER OF LOTS:7 FT.NEW STREET:0 ZONING:0-3 &C-1 PLANNING DISTRICT:19 CENSUS TRACT:42.06 VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL: The applicant proposes to subdivide 14.5 acres into seven(7)lots.The property is located along the south side ofRahlingRoadatChamplinDrive,approximately one-half mileeastofChenalParkway.The proposed lots 2 and 3 arezonedC-1,with the remainder of the lots being zoned 0-3. The proposed lots range in size from 1.05 to 4.50 acres.The lots will be final platted one at a time as they aresold. B.EXISTING CONDITIONS: The portion of the property on the east side of ChamplinDriveisvacant,with some site work having taken place.There is an apartment complex under constructionimmediatelysouthofthisportionoftheproperty.The March 4,1 SUBDIVISION ITEM NO.:1 (Cont.)FILE NO.:S-867-YYY portion of the property on the west side of Champlin Driveisalsovacantwithfewtrees.The majority of thepropertyinthisimmediateareaisvacantandwooded. C.NEIGHBORHOOD COMMENTS: Staff has received no public comment on this item,as ofthiswriting.There was no established neighborhoodassociationtonotify. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Add sidewalks along entire street frontage;add sidewalk ramps across traffic islands.2.Repair or replace any curb and gutter or sidewalks thatisdamagedinthepublicright-of-way prior to occupancy.3.Prefer no access from Rahling Road to Lots 2 and 3.4.Share access for Lots 1 and 2 on Champlin Drive.5.Prefer access for Lot 3 be limited to one access,andthatitbelocateddirectlyacrossChamplinDrivefrom shared access for Lots 1 and 2. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main extension required with easementstoserveproperty. AP&L:Easements are requested throughout the plat.Contact utility for details. Arkla:No Comment. Southwestern Bell:No Comment. Water:An acreage charge of $150 per acre applies inadditiontonormalcharges. Fire Department:Place fire hydrants per code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Approved as submitted. F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No Comment. 2 March 4,1S SUBDIVISION ITEM NO.:1 (Cont.)FILE NO.:S-867-YYY Landsca e Issues:No Comment. G.ANALYSIS: The applicant submitted a revised preliminary plat to staffonFebruary17,1999.The revised plat addresses most oftheconcernsraisedbystaffandtheSubdivisionCommittee. The applicant has shown access points to the proposed lotsasrequestedbystaff. The applicant needs to submit a revised preliminary platwiththefollowingrequireditemsnoted: 1.Zoning of property and of abutting property.2.Location of PAGIS Monuments.3.Preliminary storm drainage plan and analysis. Otherwise,there should be no other outstanding issuesassociatedwiththepreliminaryplat. H .STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subjecttocompliancewiththerequirementsasnotedinparagraphsD,E and G of this report. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Tim Daters was present,representing the application.Staffgaveabriefdescriptionofthepreliminaryplat. In response to a question from staff,Mr.Daters noted that thelotswouldbefinalplattedoneatatimeastheyaresold. Staff also noted several items which needed to be shown on thepreliminaryplat.Mr.Daters stated that a revised plat wouldbesubmittedtostaff. The Public Works requirements were briefly discussed,includingaccesspointsforLots1,2 and 3.Mr.Daters stated that theseaccesspointswouldbeshownontherevisedplat. After the brief discussion,the Committee forwarded the plat tothefullCommissionforfinalaction. 3 March 4,1S SUBDIVISION ITEM NO.:1 (Cont.)FILE NO.:S-867-YYY PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on this application,as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 4 March 4,1S ITEM NO.:2 FILE NO.:S-1240 NAME:Colonel Glenn Commercial —Preliminary Plat LOCATION:Southwest corner of Colonel Glenn Road andInterstate430 DEVELOPER:ENGINEER: Vogel Enterprises —Colonel White-Daters and Associates Glenn Development Co.401 Victory Street11,219 Financial Ctr.Pky.Little Rock,AR 72201Suite300 Little Rock,AR 72211 AREA:69.546 acres NUMBER OF LOTS:28 FT.NEW STREET:4,650 lf ZONING:0-3,C-3 and C-4 PLANNING DISTRICT:12 CENSUS TRACT:24.05 VARIANCES/WAIVERS REQUESTED: Variance for reduced minimum driveway spacing. A.PROPOSAL: The applicant proposes to subdivide 69.546 acres into 28lotswith4,650 linear feet of new streets.The propertyislocatedatthesouthwestcornerofColonelGlennRoadandInterstate430andiszoned0-3,C-3 and C-4.Theapplicantproposestofinalplatonelotatatimeas theyaresold. The applicant is requesting a variance for reduced minimumdrivewayspacing.The variance would be for the twoproposeddriveswhichserveLots1-3 (207 feet ofseparation),the two drives which serve Lots 3-5 (250 feetofseparation)and the two drives for Lot 28 (also with 250 March 4,1 SUBDIVISION / ITEM NO.:2 (Cont.)FILE NO.:S-1240 feet of separation).The ordinance requires a minimumspacingof300feet,measured from center of drive tocenterofdrive. B.EXISTING CONDITIONS: The property is currently vacant and heavily wooded.Thepropertytothesouthisalsowooded.J.A.Fair HighSchoolislocatedsouthwestofthissitealongBowman Road.The property across Bowman Road to the west is also woodedwithtwoorthreeresidentialstructuresalongthesouthsideofColonelGlennRoad.There is a State FarmInsuranceofficebuildingandtheBaptistSystemSupportCenterofficeslocatednorthacrossColonelGlennRoad.Interstate 430 is adjacent to the property's east boundary. C.NEIGHBORHOOD COMMENTS: Staff has received no public comment as of this writing.There was no neighborhood association to notify. D.ENGINEERING COMMENTS PUBLIC WORKS CONDITIONS: 1.Colonel Glenn Road is listed on the Master Street Planasaprincipalarterial;dedication of right-of-way to 55 feet from centerline is required.(Existing traffic on Colonel Glenn is 11,400 vehicles/day.)2.Bowman Road is listed on the Master Street Plan as a minor arterial;dedication of right-of-way to 45 feet from centerline is required,plus additional 10 feetright-of-way for right turn lane.3.A 20 feet radial dedication of right-of-way is requiredatthecornersofallpublicstreets.4.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreets,including 5-foot sidewalks,with planneddevelopment. 5.Streets need to be named;street names must be approved by Public Works Department. 6.Plans of all work in right-of-way shall be submitted for approval prior to start of work.7.Stormwater detention ordinance applies to this property.8.Developer shall fund 50%of cost for future traffic signal installation. 9.Submit construction-phasing plan.10.Access to Lots 1,9,10,21,22 shall not be from Colonel Glenn Road. 2 March 4,1b SUBDIVISION ITEM NO.:2 (Cont.)FILE NO.:S-1240 11.Show access locations for all lots on plat.12.Show proposed pavement transition for Bowman Road westofLot28. 13.Extend sidewalk easterly along Colonel Glenn Road to apointabeamtheeastlineofLot22.14.Design of intersection at south corner of Lot 16 is incomplete.Suggest larger radius and temporary cul-de-sac. 15.Submit preliminary plat for remaining ownership,to enhance review of southern portion of this plat.16.Submit preliminary plans for stormwater management, including drainage easements and on-site detention.17.Contact the AHTD for work within the State Highwayright-of-way. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main relocation required prior to startofconstruction.Sewer main extension required with easements to serve all lots. AP6L:Easements are requested along all street frontages and plat boundary.Contact utility for details.Arkla:No Comment. Southwestern Bell:A 10 foot utility easement is requestedattherearpropertylinesandsomesidepropertylinesoftheabuttinglots.Contact utility for details.Water:Water main extensions required.An acreage chargeof$150 per acre applies in addition to normal charges. Fire Department:Place fire hydrants per code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Approved as submitted. F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No Comment. Landsca e Issues:No Comment. G.ANALYSIS: The applicant submitted a revised preliminary plat to staffonFebruary17,1999.The revised plat addresses most oftheissuesasdiscussedbytheSubdivisionCommittee. 3 March 4, 1'UBDIVISION ITEM NO.:2 (Cont.)FILE NO.:S-1240 The revised plat shows the access points for the proposedlotsasrecpxestedbystaff.The applicant has also showntheappropriateplattedbuildinglinesforthoselotswithintheC-4 zoned portion of this property.The platalsoshowsafuturestreetextensionwhichcouldservetheR-2 zoned property to the southeast. The following items must be shown on a revised preliminaryplat: 1.Source of title 2.Preliminary storm drainage plan and analysis. There are issues relating to the variance for drivewayspacingandtherecpxirementforrightandleftturnlaneswithinthisprojectandontheboundarystreetswhichneedtobeworkedout.The applicant has stated that he willmeetwithPublicWorksandattempttoworkouttheseissuespriortothepublichearing.Staff will report the outcometotheCommission. H .STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subjecttothefollowingconditions: 1.Compliance with the requirements as noted in paragraphsD,E and G of this report.2.As the lots are final platted,there should be somecontinuityinlotnumbering.3.Staff will present the recommendation for the requestedvariancefordrivewayspacingatthepublichearing.This issue is still in the process of being resolved. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Tim Daters was present,representing the application.Staffgaveabriefdescriptionofthepreliminaryplat. In response to a question from staff,Mr.Daters noted that thelotswouldbefinalplattedoneatatimeastheyaresold.Staff noted that this would be acceptable as long as there was some continuity in lot numbering. Staff asked if the R-2 zoned property at the southeast corner ofthispropertyhadaccesstoapublicright-of-way.Mr.Daters 4 March 4,1b SUBDIVISION ITEM NO.:2 (Cont.)FILE NO.:S-1240 stated that access to the R-2 zoned property would be providedifitisdeterminedthatnoneexists. Staff noted that the appropriate front building lines would need to be shown for all of the C-4 zoned lots or that the C-4 zoned portion of this plat would need to be down-zoned to C-3.Mr. Daters noted that the appropriate building lines would be shown. The Public Works requirements were briefly discussed,including the design of the internal streets.Mr.Daters noted that thesestreetsaredesignedtoa36-foot collector street standard. The design of the divided streets within this plat was briefly discussed. After the discussion,the Committee forwarded the plat to thefullCommissionforfinalaction. PLANNING COMMISSION ACTION:(MARCH 4,1999) Tim Daters and Robert Vogel were present,representing the application.Staff gave a brief description of the preliminaryplat.Staff noted that the applicant had worked out the driveway spacing and turn lane issues with Public Works and that Public Works supported the variance for driveway spacing.Staffalsonotedthattheapplicanthadremovedmostofthefront platted building lines from the plat due to the fact that someofthepropertywillberezonedfromC-4 to C-3 in the future. The applicant had noted that the appropriate platted buildinglineswouldbeshownonthefinalplatforeachlotandthat a variance was requested for not showing the platted buildinglinesonthepreliminaryplat.Staff supported this variance request.Staff noted that the only outstanding issue related to the Public Works request for participation by the applicant in the cost of the future traffic signal at Colonel Glenn and Bowman Roads. Tim Daters addressed the Commission in support of the application.Mr.Daters stated that the participation by the applicant in the cost of the future traffic signal was not required by ordinance.Mr.Daters stated that the applicant wasnotopposedtoparticipatinginthecostofthetrafficsignal,but not at the 50 percent rate as requested by Public Works. 5 March 4,1b SUBDIVISION ITEM NO.:2 (Cont.)FILE NO.:S-1240 Robert Fureigh,of Public Works,stated that staff could not require participation in the cost of a traffic signal,but could ask the applicant for participation.He stated that this proposed development will generate a large amount of traffic inthisgeneralarea.He stated that typically in a commercial development,the applicant recognizes the fact that the development will generate traffic and has no problem withtrafficsignalparticipation. There was a lengthy discussion concerning the traffic signalissue.The discussion included the possible percentage of participation by the applicant,the amount of commercial property in this general area and projected and current traffic counts for this area.It was noted by Public Works that atrafficsignaliscurrentlywarrantedatthisintersection. There was additional discussion regarding the instances when Public Works typically requests participation in signalization and the percentage which should be requested.Mr.Daters notedthattrafficsignalizationwasnottypicallyanissueattachedtoapreliminaryplat. Stephen Giles,City Attorney,stated that the Planning Commission had very little discretion with a preliminary plat. He stated that he had reviewed the Subdivision Ordinance and could not determine that traffic signalization was a requirement. Robert Vogel addressed the Commission in support of theapplication.Mr.Vogel stated that he would be willing toparticipateinthecostofthetrafficsignal,but he did not know to what extent.He stated that J.A.Fair High School addedalargeamountoftraffictothearea.He also stated that he was going to be making improvements to Colonel Glenn and Bowman Roads and could take steps to make traffic signal installationeasierwiththestreetconstruction. Commissioner Lowry asked Mr.Vogel to what extent he would bewillingtoparticipate. Mr.Vogel stated that based on the ordinance he was not requiredtodoanything.He stated that he was willing to participate and was open to ideas,but stated that he should not be mandatedtoparticipateinthesignal's cost.He also stated that he didnotwanttofundthesignaluntiltheCityisreadytoconstructit. 6 March 4,1b SUBDIVISION ITEM NO.:2 (Cont.)FILE NO.:S-1240 There was additional discussion relating to the size of this plat,other commercial property in the area and the fact that the signal is currently warranted. Commissioner Downing asked Mr.Giles if the applicant could not put up any money for the signal until the City is ready toinstallit.Mr.Giles stated that this is a subdivision matter and the ordinance does not address traffic signal installation. Mr.Vogel again stated that he would work with the City to come to some sort of an agreement on the signalization. Mr.Fureigh noted that the property owner at the northwest corner of the intersection was contributing 25 percent to thesignal's cost.He stated that this was a smaller piece of property and zoned C-2. Staff noted that Ruth Bell of the League of Women Voters had called and requested a buffer along the east side (I-430 side)of the property.Staff noted that buffer issues are not typically discussed with a preliminary plat. Ralph Desmarais,of the Sierra Club,addressed the Commission regarding the issue of tree preservation.He stated that he would like for this issue to be deferred until a tree preservation ordinance is passed. Commissioner Rahman asked if the property would be cleared at one time. Mr.Daters noted that the property would not be cleared all at one time.He stated that the lots along Colonel Glenn Road would probably be developed first. There was additional discussion relating to the percentage of participation in the signal's cost. Mr.Vogel stated that he felt that it was the City' responsibility to address the concerns of the community and not individual property owners,and that developers should not havetopaythesetypesofcosts. There was additional discussion relating to the participation inthetrafficsignal's cost. 7 March 4,1S SUBDIVISION ITEM NO.:2 (Cont.)FILE NO.:S-1240 Commissioner Rahman made a motion to defer the application.The motion was seconded. Commissioner Putnam asked Mr.Giles if the Commission could deny a preliminary plat based on a traffic signal issue. Mr.Giles stated that if the preliminary plat met the minimum ordinance requirements,the Commission could not impose any additional requirements. There was discussion relating to the motion to defer. Commissioner Adcock asked if the City had any plans for thetrafficsignalinstallation. Mr.Fureigh stated that there was nothing in the budget at this point to install the signal. Mr.Daters stated that he had not requested a deferral. Mr.Giles stated that the deferral was for cause,to allow additional discussion between the staff and the applicant on the signal issue. There was discussion as to when the item would be deferred to.Staff stated that the item would need to be deferred to the April 15,1999 agenda. The Chairman called for a vote on the motion to defer the item. The motion for deferral passed by a vote of 6 ayes,3 nays and 2 absent. There was additional discussion concerning the date that the item is deferred to.Staff again noted that because of the printing deadline for the March 18 agenda,the item would needtobedeferredtoApril15. 8 March 4,1 ITEM NO.:3 FILE NO.:S-1241 NAME:Cantrell North Office Park —Preliminary Plat LOCATION:12,418 Cantrell Road DEVELOPER:ENGINEER: Henry Gus Allen The Mehlburger Firm1501N.University 201 Ixard StreetLittleRock,AR 72207 Little Rock,AR 72203 AREA:6.47 acres NUMBER OF LOTS:2 FT.NEW STREET:0 ZONING:0-3 PLANNING DISTRICT:1 CENSUS TRACT:42.05 VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL: The applicant proposes to subdivide 6.47 acres into twolots.The property is located along the north side ofCantrellRoad,east of Sam Peck Road.The property iszoned0-3 and is the proposed site for a future officedevelopment.The applicant has noted that the two officelotswillhaveasharedaccessdrivefromCantrellRoad.Both lots will be final platted at the same time. B.EXISTING CONDITIONS: The property is currently undeveloped and wooded.ThepropertyimmediatelynorthisalsoundevelopedandslopesupwardtotheWaltonHeightsNeighborhood. March 4,1b SUBDIVISION ITEM NO.:3 (Cont.)FILE NO.:S-1241 The general area along Cantrell Road contains a mixture ofzoninganduses.These include office,multifamily andsingle-family uses.There is an AP&L substation located totheeastalongthenorthsideofCantrellRoad. C.NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of thiswriting.The Walton Heights-Candlewood and Pankey Community Improvement Neighborhood Associations werenotifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Cantrell Road is listed on the Master Street Plan as aprincipalarterial;dedication of right-of-way to 55 feetfromcenterlineisrequired.2.Provide design of street conforming to Master StreetPlan.Construct one-half street improvements to thisstreet,including 5-foot sidewalks,with planned development.3.Driveways shall conform to Sec.31-210 or Ordinance16,566;show driveway location on plat.4.Plans of all work in right-of-way shall be submitted forapprovalpriortostartofwork.5.Stormwater detention ordinance applies to this property.6.Maximum cut allowed is 30 feet,unless approved by thePlanningCommission. 7.Contact the ADTD for work within the State Highway right-of-way. E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available,not adversely affected. AP&L:No Comment received. Arkla:No Comment. Southwestern Bell:A 10 foot utility easement is requestedalongtheeastandwestpropertylines.A 5 foot utilityeasementisrequestedalongthesouthpropertyline.Water:A development fee based on the size of theconnectionappliesinadditiontonormalcharges. Fire Department:No Comment. Count Plannin :No Comment received. 2 March 4,1~ SUBDIVISION ITEM NO.:3 (Cont.)FILE NO.:S-1241 CATA:Approved as submitted.Highway 10 Express servesthisarea. F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No Comment. Landsca e Issues:No Comment. G.ANALYSIS: The applicant submitted a revised preliminary plat onFebruary18,1999.The revised plat addresses most of theissuesraisedbytheSubdivisionCommittee.The applicantneedstosubmitarevisedpreliminaryplatdrawingtostaffwiththefollowingadditionalnotes: 1.Zoning of adjacent property2.Preliminary storm drainage plan and analysis Otherwise,there should be no other outstanding issuesassociatedwiththeplat. H .STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subjecttocompliancewiththerequirementsasnotedinparagraphsD,E and G of this report. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Frank Riggins was present,representing the application.Staff gave a brief description of the preliminary plat.Staff notedthreeitemswhichneededtobeshownonarevisedplat. Mr.Riggins noted that both lots would be final platted at the same time.Mr.Riggins also noted that the two lots would haveashareddriveway,accessing Highway 10. Bob Turner,of Public Works,briefly reviewed the Public Worksrequirementsforthisplat.Mr.Riggins indicated no problemswiththeserequirements. After the brief discussion,the Committee forwarded the plat tothefullCommissionforfinalaction. 3 March 4,1b SUBDIVISION ITEM NO.:3 (Cont.)FILE NO.:S-1241 PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on this application,as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 4 March 4,lb ITEM NO.:4 FILE NO.:Z-4213-C NAME:Boen Plaza —Long-Form POD LOCATION:Northwest corner of Colonel Glenn and Bowman Roads DEVELOPER:ENGINEER: Boen Enterprises LLC McGetrick and McGetrick 10600 Colonel Glenn Road 319 E.Markham St.,Ste.202LittleRock,AR 72204 Little Rock,AR 72201 AREA:13.81 acres NUMBER OF LOTS:2 FT.NEW STREET:400 lf ZONING:0-3 6 C-2 ALLOWED USES:0-3 General Office C-2 Shopping Center District PROPOSED USE:Office-Showroom/Warehouse VARIANCES/WAIVERS REQUESTED:None requested. BACKGROUND: The Planning Commission recommended the rezoning of the C-2portionofthispropertytoPCDonOctober15,1998.Thatproposalconsistedofaconveniencestoreandastripcommercialbuilding.However,the applicant decided not to pursue theprojectandwithdrewtheapplicationfromtheCityBoardagenda. Also,on October 15,1998,the Planning Commission approved aconditionalusepermitforaportionofthe0-3 property.Theconditionalusepermitwasforoffice-showroom/warehouse uses. A preliminary plat for the property was also approved. A.PROPOSAL/REQUEST: The applicant is proposing to rezone Lots 1 and 2 of theproposedBoenPlazaSubdivisionfrom0-3/C-2 to POD toallowfortheconstructionoftwooffice-showroom/warehousebuildings(one per lot)and associated parking areas.Theapplicanthasalsosubmittedapreliminaryplatapplication(item 4.1). March 4,lb SUBDIVISION ITEM NO.:4 (Cont.)FILE NO.:Z-4213-C The applicant is proposing a 63,575 square foot buildingforLot1,along with 87 parking spaces.The building willbelocatednearthecenterofthelotwithparkingontheeastandsouthsides.There is an asphalt area along thewestsideofthebuildingfortruckaccess. Construction proposed for Lot 2 includes a 102,000 squarefootbuildingand202parkingspaces.The proposedbuildingis"L"shaped with parking on the west and southsides.There is an asphalt area for truck access and asmallparkingareaalongthenorthandeastsidesofthebuilding. The applicant has noted that both lots will be developed atthesametimeandstreetimprovementswillbedonefortheBowmanRoadfrontage,and the Colonel Glenn Road frontagetoapointjustwestoftheLot2frontage.Two accesspointsareproposedfortheproject.A single drivewayfromBowmanRoadisshown,as is a shared driveway fromColonelGlennRoad.The applicant has also shown a 50 footundisturbedbufferareaalongthenorthpropertyline,adjacent to residential property. The applicant has also noted that the typical hours ofoperationwillbefrom8:00 a.m.to 5:00 p.m.,MondaythroughFriday.Signage will be allowed based on thetypicalordinancerequirementsforofficezoning.Theapplicanthasalsonotedthatanin-lieu contribution willbemadeforthecostofthefuturetrafficsignalatthecornerofColonelGlennandBowmanRoads. B.EXISTING CONDITIONS: The site is undeveloped and partially wooded.It appearsthatsomeoftheproperty,mainly the more level areas,wasmostlyclearedoftreessometimeinthepast. The general area has a mixture of uses,including a mobilehomeparktothenorthandafewresidentialstructuresonlargetractstothewest.A large office building islocatedatthenortheastcornerofColonelGlennand BowmanRoads.There are a couple of single-family structures tothesouthacrossColonelGlennRoad,with a conveniencefoodstoreandabuildingsupplybusinesslocatedatthesoutheastandsouthwestcornersofColonelGlennandLawsonRoads.There is also a large amount of vacant property inthegeneralarea. 2 March 4,19 SUBDIVISION ITEM NO.:4 (Cont.)FILE NO.:2-4213-C C.NEIGHBORHOOD COMMENTS: As of this writing,staff has received no comment from the neighborhood.There was no established neighborhoodassociationtonotifyofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Bowman Road is listed on the Master Street Plan as a minor arterial;dedication of right-of-way to 45 feet from centerline is required,plus 10-foot additional right-of-way for turn lane at the arterial intersection will be required.Colonel Glenn right-of-way dedication, as shown on submitted plan,is in conformance with Master Street Plan. 2.A 20 feet radial dedication of right-of-way is required at the intersection of Colonel Glenn Road and Bowman Road. 3.Provide design of street conforming to "MSP"(Master Street Plan).Construct one-half street improvements to these streets,including 5-foot sidewalks,with development. 4.Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Stormwater detention ordinance applies to this property.6.Submit preliminary plans for stozmwater management, including drainage easements and on-site detention. 7.Maximum cut allowed is 30 feet,unless approved by the Planning Commission;providing grading plan for review.8.Developer shall fund 25%of cost for future traffic signal installation. 9.Contact the ADTD for work within the State Highway right- of-way. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main extension required with easements to serve property. AP&L:Easements are requested along all lot lines. Contact utility for details. Arkla:No Comment. Southwestern Bell:No Comment. Water:An acreage charge of $600 per acre applies in addition to normal fees.On site fire protection may be 3 March 4,1'- SUBDIVISION ITEM NO.:4 (Cont.)FILE NO.:Z-4213-C required.Any needed relocation of existing facilitieswillbeattheexpenseofthedeveloper. Fire Department:Place fire hydrants per code.Constructturnaroundsoneachparkinglot.Contact Dennis Free at918-3752 for details. Count Plannin :No Comment received. CATA:Approved as submitted. F.ISSUES/TECHNICAL/DESIGN: Plannin Division: This property is currently shown as Neighborhood Commercial and Office on the Land Use Plan and is in the Ellis Mountain Planning District.This item is the subject of aLandUsePlanAmendmenttobeheardonthisagenda(Item4.2). Landsca e Issues: Portions of the proposed street buffers along Colonel Glenn Road and Bowman Court drop below the full width requirements of 30 feet and 20 feet respectively.In twoareasthewidthisonlyabout2feet.The minimum widthallowedatanygivenpointis6feet. Three foot wide building landscaping strips between theproposedparkingareasandbuildingsarerequired.Thereissomeflexibilitywiththisrequirement. Unless otherwise provided for,a 6 foot opaque screen,either a wooden fence or dense evergreen plantings arerequiredtohelpscreenthissitefromtheresidential property to the north. Prior to a building permit being issued,a detailed landscape plan must be approved by the Plans ReviewSpecialist. G.ANALYSIS: The applicant submitted a revised site plan to staff onFebruary19,1999.The revised plan is significantly 4 March 4,1& SUBDIVISION ITEM NO.:4 (Cont.)FILE NO.:Z-4213-C different than the plan submitted for initial review.The following changes have been made to the plan: 1.The number of buildings on Lot 1 have been decreased from two to one,with 25,225 square feet less total buildingarea. 2.The number of buildings on Lot 2 have also decreased from two to one,with 6,000 square feet less total buildingarea. 3.The 19,120 square foot building has been eliminated from Lot 3. 4.Total parking has decreased from 321 spaces to 289 spaces.5.One of the two access drives from Bowman Road has been eliminated as required by Public Works.6.The 400 foot proposed cul-de-sac street between Lots 3 and 4 has been eliminated. The typical ordinance requirement for minimum number of parking spaces would be approximately 210 spaces if this were a single business.Based on the fact that there will be multiple tenants within the buildings,the typical minimum number of spaces would increase somewhat based on the total number of tenants.The applicant is proposing atotalof289parkingspaces.This number should be adequate to serve the proposed use. Although the Subdivision Committee has not reviewed therevisedsiteplan,staff feels that the revised plan is avastimprovementovertheplaninitiallysubmitted.StafffeelsthatthenumberofparkingspacesonthesouthsideofthebuildingonLot1shouldbereducedtoprovidea more uniform buffer along Colonel Glenn Road.The applicant could add some spaces at the rear of the buildingtocompensateforthereduction. Public Works has reviewed the revised plan and made noadditionalcomments.Staff informed the applicant toobtainFireDepartmentapprovaloftherevisedplan.The applicant has also noted that north/south sections would be provided to staff prior to the public hearing. H .STAFF RECOMMENDATIONS: Staff recommends approval of the POD subject to thefollowingconditions: 5 March 4,1 SUBDIVISION ITEM NO.:4 (Cont.)FILE NO.:Z-4213-C 1.Compliance with the requirements as noted in paragraphs D,E and F of this report.2.Any site lighting must be low-level and directed awayfromadjacentproperty.3.Any signage must conform to the ordinance standards forofficezonedproperty.4.Staff recommends that the parking area on the south sideofthebuilding(Lot 1)be reduced to provide a moreuniformbufferalongColonelGlennRoad.5.Lots 1 and 2 must be final platted prior to development. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Pat McGetrick was present,representing the application.Staff gave a brief description of the POD.Staff also brieflydescribedtherevisedpreliminaryplatassociatedwiththisapplication. Staff noted that the applicant needed to provide details on theretainingwallsandnorth-south and east-west sections throughtheproperty.Mr.McGetrick indicated that those would beprovided. Mr.McGetrick noted that Bowman Road and Colonel Glenn Road improvements would be made along the boundary of this POD,withtheColonelGlennRoadimprovementsadjacenttoLot4oftheplatbeingmadewhenLot4developes. In response to questions from staff,McGetrick noted that thetypicalhoursofoperationwouldbefrom8:00 a.m.to 5:00 p.m., Monday through Friday.Mr.McGetrick also noted that signagewouldconformtotheordinancerequirementsforofficeproperty. Staff noted that the typical requirement for minimum number ofparkingspaceswasdifficulttocalculateinthiscasebecausethetotalnumberoftenantswithinthebuildingswasnotknown.Staff indicated that the proposed 356 parking spaces should besufficientforthedevelopment;however,Mr.McGetrick statedthatthenumbermaybereducedsomewhat. The Public Works requirements were briefly discussed.It wasnotedthat25percentofthecostforafuturetrafficsignal atColonelGlennandBowmanRoadswouldberequired.Mr.McGetrickindicatedthathewouldworkwithPublicWorksandpossiblydo an in-lieu contribution for the traffic signal. 6 March 4,1& SUBDIVISION ITEM NO.:4 (Cont.)FILE NO.:Z-4213-C Bob Brown,Site Plan Review Specialist,briefly discussed thelandscaperequirementsfortheproperty.He noted thatadditionalbufferareawasneededatacoupleofpoints alongColonelGlennRoadandBowmanCourt. Staff noted that the applicant needed to contact the fire department regarding the requested turnarounds for the parkinglots. After the discussion,the Committee forwarded the POD to thefullCommissionforresolution. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on thisapplication,as there were no further issues for resolution.There were no objectors to this matter. The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 7 March 4, 1'TEM NO.:4.1 FILE NO.:S-1220-A NAME:Boen Plaza Subdivision —Revised Preliminary Plat LOCATION:Northwest corner of Colonel Glenn and Bowman Roads DEVELOPER:ENGINEER: Boen Enterprises LLC McGetrick and McGetrick 10600 Colonel Glenn Road 319 E.Markham St.,Ste.202LittleRock,AR 72204 Little Rock,AR 72201 AREA:25.87 acres NUMBER OF LOTS:4 FT.NEW STREET:400 lf ZONING:0-3 and C-2 PLANNING DISTRICT:18 CENSUS TRACT:42.07 VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL: The applicant proposes to subdivide 25.87 acres at thenorthwestcornerofColonelGlennandBowmanRoadsintofour(4)lots with 400 linear feet of new street.The lotsrangeinsizefrom1.74 to 8.54 acres.Lot 1 and a portionofLot2arezonedC-2,with the majority of Lots 2 all ofLots3and4beingzoned0-3. The applicant is proposing to rezone Lots 1 and 2 to POD(item 4.on this agenda)for office-showroom/warehouseuses.Lots 3 and 4 will remain zoned 0-3. The applicant has stated that Lots 1 and 2 will be finalplattedfirstwithLots3and4beingreservedforafutureofficedevelopment. March 4,1& SUBDIVISION ITEM NO.:4.1 (Cont.)FILE NO.:S-1220-A B.EXISTING CONDITIONS: The site is undeveloped and partially wooded.It appearsthatsomeoftheproperty,mainly the more level areas,wasmostlyclearedoftreessometimeinthepast. The general area has a mixture of uses,including a mobilehomeparktothenorthandafewresidentialstructuresonlargetractstothewest.A large office building islocatedatthenortheastcornerofColonelGlennand BowmanRoads.There are a couple of single-family structures tothesouthacrossColonelGlennRoad,with a conveniencefoodstoreandabuildingsupplybusinesslocatedatthesoutheastandsouthwestcornersofColonelGlennandLawsonRoads.There is also a large amount of vacant property inthegeneralarea. C.NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of thiswriting.All adjacent property owners were notified of theproposedpreliminaryplat.There was no neighborhoodassociationtonotify. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Bowman Road is listed on the Master Street Plan as aminorarterial;dedication of right-of-way 45 feet fromcenterlineisrequired,plus 10-foot additional right-of- way for turn lane at the arterial intersection will berequired.(Existing southbound traffic on Bowman Road is2,100 vehicles/day.)Colonel Glenn Road right-of-waydedication,as shown on submitted plan,is in conformancewithMasterStreetPlan.(Existing traffic on Colonel Glenn Road is 11,400 vehicles/day.)2.A 20 feet radial dedication of right-of-way is requiredattheintersectionofColonelGlennRoadandBowmanRoad. 3.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreets,including 5-foot sidewalks,with planneddevelopment. 4.Plans of all work in right-of-way shall be submitted forapprovalpriortostartofwork.5.Stormwater detention ordinance applies to this property.6.Submit preliminary plans for stormwater management, 2 March 4,1b SUBDIVISION ITEM NO.:4.1 (Cont.)FILE NO.:S-1220-A including drainage easements and on-site detention.7.Maximum cut allowed is 30 feet,unless approved by the Planning Commission;provide grading plan for review.8.Developer shall fund 25%of cost for future traffic signal installation. 9.Contact the AHTD for work within the State Highway right-of -way. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main extension required with easementstoserveproperty. APSL:Easements are requested along all lot lines. Contact utility for details. Arkla:No Comment. Southwestern Bell:No Comment. Water:An acreage charge of $600 per acre applies inadditiontonormalfees.On site fire protection may berequired.Any needed relocation of existing facilitieswillbeattheexpenseofthedeveloper. Fire Department:No Comment. Count Plannin :No Comment received. CATA:Approved as submitted. F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No Comment. Landsca e Issues:No Comment. G.ANALYSIS: The applicant submitted a revised preliminary plat to staff on February 19,1999.The applicant has made several changes in the plat.The changes are as follows: 1.Lot sizes and configurations have changed slightly.Thelotsnowrangeinsizefrom1.23 to 8.77 acres.The lotlinebetweenLots1and2hasbeenslightlyalteredto accommodate a shared drive. 2.The 400 foot cul-de-sac street between Lots 3 and 4 has been eliminated. 3 Mazch 4,1S SUBDIVISION ITEM NO.:4.1 (Cont.)FILE NO.:S-1220-A The applicant needs to submit a revised preliminary platwiththefollowingrecpxireditemsnoted: 1.Name/address of landowner/subdivider and source of title2.Preliminary storm drainage plan and analysis.3.Names of abutting property owners.4.Zoning of abutting property.5.Location of PAGIS Monuments. Although the Subdivision Committee has not reviewed thisparticularrevisedpreliminaryplat,staff feels that therevisedplatinconjunctionwiththerevisedsiteplan(item 4)is an improvement over the plat initially submitted. H .STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subjecttocompliancewiththerequirementsasnotedinparagraphsD,E and G of this report. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) This preliminary plat application was briefly discussed inconjunctionwiththePODapplication(Item 4.).Staff presentedtheapplicantwithalistofadditionalitemswhichneededtobe shown on the preliminary plat.Pat McGetrick indicated that arevisedplatwouldbesubmittedtostaff.It was noted that thePublicWorksrecpxirementsfortheplatwerethesameasthosediscussedforthePOD. After the brief discussion,the Committee forwarded the plat tothefullCommissionforfinalaction. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on thisapplication,as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 4 March 4,19 ITEM NO.:4.2 FILE NO.:LU99-18-01 Name:Land Use Plan Amendment —Ellis Mountain Planning District Location:Bowman Road and Col.Glenn Road ~Re eat:Community Shopping and Office to Mixed Office Commercial Source:McGetrick Engineers PROPOSAL /REQUEST: Land Use Plan Amendment in the Ellis Mountain Planning DistrictfromCommunityShoppingandOfficetoMixedOfficeCommercial.Mixed Office Commercial provides for a mixture of office andcommercialusestooccur.Acceptable uses are office or mixedofficeandcommercial.A Planned Zoning District is recpxired iftheuseismixedofficeandcommercial. CURRENT LAND USE AND ZONING: The property is currently zoned 03 and C2 and is approximately26acresinsize.It is shown on the Land Use Plan as OfficeandCommunityShopping.To the north lies a mobile home parkzonedR2andshownasMulti-Family.To the east,lies an areazonedC-2 and shown as Public Institutional.It is currentlyusedasanursingschool.To the south are areas shown asCommercialandCommunityShoppingzonedC4andR2,respectively.The area to the west is zoned R2 and shown as Single Family. RECENT AMENDMENTS: December 1,1998,a change from Suburban Office to Mixed Use atthesoutheastcornerofColonelGlennandI-430. August 5,1997,multiple changes from Community Shopping,OfficeandSuburbanOfficetoCommercialandchangesfromSuburbanOfficeandSingleFamilytoOfficeatthesouthwestcornerofColonelGlennandI-430. December 7,1993,a change from Commercial to PublicInstitutionalatthenortheastcornerofColonelGlenn and Bowman Road. March 4,19'-~ SUBDIVISION ITEM NO.:4.2 (Cont.)FILE NO.:LU99-18-01 MASTER STREET PLAN: Colonel Glenn is shown as a Principal Arterial and Bowman is shown as a Minor Arterial on the Master Street Plan. PARKS: There are not any parks in the immediate area of this proposalandthissiteisnotlistedasaproposedparksite. BACKGROUND: The area has changed in recent years.The anticipated demandforcommunityshoppingintheareahasnotbeenfulfilled.One example is the structure to the east,built as a shopping mall,is now used by Baptist as a nursing school.Another is thetractoflandatthesouthwestcornerofColonelGlennand I-430 has been changed from Community Shopping to Commercial and hasyettobedeveloped. The change from Community Shopping and Office to Mixed Office Commercial is in keeping with changes in the neighborhood and isnotviewedasasignificantchange. NEIGHBORHOOD PLAN: This site is not covered by a neighborhood plan. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Sandpiper N.A.,Twin Lakes "A"Neighborhood Assoc.,Campus PlaceN.A.,Kensington Place N.A.,Westbrook N.A.,Birchwood Neighborhood Association,Pennbrook/Clover Hill Place N.A., Sewer District 5147 and Twin Lakes "B"Neighborhood Assoc.Staffhasreceivednocommentsfromarearesidentsorneighborhoodassociationspriortoprinting. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 2 March 4,1& SUBDIVISION ITEM NO.:4.2 (Cont.)FILE NO.:LU99-18-01 PLANNING COMMISSION ACTION:(MARCH 4,1999) This item was placed on the consent agenda and was approved withavoteof9ages,0 noes and 2 absent. 3 March 4, 1'TEM NO.:5 FILE NO.:Z-4403-E NAME:Crestwood Corporate Center —Long-Form POD LOCATION:West side of Aldersgate Road,approximately1,300 feet south of Kanis Road DEVELOPER:ENGINEER: The Wilson Co.,Inc.McGetrick and McGetrick 1501 S.Main Street 319 E.Markham St.,Ste.202LittleRock,AR 72202 Little Rock,AR 72201 AREA:12.10 acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:MF-24 ALLOWED USES:Multifamily —24 units per gross acre PROPOSED USE:General Office VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL/REQUEST: The applicant proposes to rezone the 12.10 acre site on thewestsideofAldersgateRoadfromMF-24 to POD to allow fortheconstructionoffive(5)office buildings andassociatedparkingareas.The construction is proposed in two (2)phases as follows: Phase I —Building A —Two-story 18,000 square feet Building B —Two-story 44,800 square feet 176 parking spaces March 4,1S SUBDIVISION ITEM NO.:5 (Cont.)FILE NO.:Z-4403-E Phase II-Building C —Two-story 56,800 square feet Building D —One-story 14,400 square feet Building E —One-story 6,000 square feet 246 parking spaces The property will be accessed by utilizing a single drive from Aldersgate Road for Phase I,with two additional drives being constructed with Phase II. A total of 422 parking spaces is proposed for the entireproject.The ordinance would typically require 314 spaces. The applicant has stated that a tree study will be performed on the site in order to maintain as many existingtreesaspossible.Existing trees,6 inches to 8 inches incaliper,will be relocated to landscape areas around thebuildingsandparkingareas. The applicant has also noted that the typical hours ofoperationwillbefrom8:00 a.m.to 5:00 p.m.,Monday through Friday.The applicant is also proposing three (3)ground-mounted signs (monument style)along Aldersgate Road. B.EXISTING CONDITIONS: The site is undeveloped and mostly wooded.The propertyslopesfromAldersgateRoaddownwardtotheInterstate 430right-of-way.Camp Aldersgate is located immediately southofthissite,with several single-family residences to theeastacrossAldersgateRoad.There are four single-familyresidencestothenorthalongthewestsideofAldersgateRoad,with 0-3 zoned property further north and to thenortheast. C.NEIGHBORHOOD COMMENTS: Staff has received a phone call from Camp Aldersgaterequestinginformationonthisapplication.Otherwise,staff has received no comments from the neighborhood.TheJohnBarrowandSewerDistrict¹147 NeighborhoodAssociationswerenotifiedofthepublichearing. 2 March 4,1S SUBDIVISION ITEM NO.:5 (Cont.)FILE NO.:Z-4403-E D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Aldersgate Road is listed on the Master Road Plan as acollectorstreet;dedication of right-of-way to 30 feet from centerline is required.(No traffic counts for Aldersgate Road are available.)2.Driveways shall conform to Sec.31-210 or Ordinance16,577.3.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreets,including 5-foot sidewalks,with planned development. 4.Plans of all work in right-of-way shall be submitted for approval prior to start of work.5.Stormwater detention ordinance applies to this property.6.Revise driveway location for acceptable sight distance,or improve sight distance with street reconstruction tofacilitatesightdistanceforproposeddriveways.7.Submit preliminary plans for stormwater management,including drainage easements and on-site detention.8.With Phase I,include construction of Aldersgate Road improvements to a point north of its intersection with West 18 Street. 9.Move 24'riveway slightly north to align with West 18Street. 10.AHTD permit will be required for any drainage impact on I-430 right-of-way. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main relocation required prior to startofconstruction. APEL:No comment. Arkla:No Comment. Southwestern Bell:A 10 foot utility easement is requestedalongthesouthpropertyline. Water:An acreage charge of $150 per acre applies inadditiontonormalfees.On site fire protection will berequired.Any needed relocation of existing facilitieswillbeattheexpenseofthedeveloper. Fire Department:Place fire hydrants per code.ContactDennisFreeat918-3752 for details. 3 March 4,1S SUBDIVISION ITEM NO.:5 (Cont.)FILE NO.:Z-4403-E Count Plannin :No Comment received. CATA: Central Arkansas Transit Authority requests a bus pull-out be constructed on Aldersgate Road due to the anticipatedtrafficdemand.A pull-out or "turn-out"will allow the buses to pull out of the traffic stream so as not to disrupt the flow.Pull-out configurations will be provided by CATA.Route ¹3 Baptist Medical Center serves this area. F .I S SUES/TECHNICAL/DESIGN: Plannin Division: This property is currently shown as Single Family on the Land Use Plan and is in the I-430 Planning District.This item is the subject of a Land Use Plan Amendment to be heard on this agenda.(Item 5.1). Landsca e Issues: Areas set aside for buffers and landscaping meet and exceedordinancerequirements. A 6 foot high opaque screen,either a wooden fence with itsfacesidedirectedoutwardordenseevergreenplantings,will be required along the southern perimeter of the site. The City Beautiful Commission recommends preserving as manyexistingtreesasfeasible.Extra credit can be given whenpreservingtreesof6inchcaliperorlargertoward compliance with the Landscape Ordinance. Prior to a building permit being issued,a detailed landscape plan must be approved by the Plans ReviewSpecialist. G .ANALYSI S: The applicant submitted a revised site plan to staff on February 17,1999.The revised plan appears to address most of the issues as discussed by the Subdivision Committee. 4 March 4, 1'UBDIVISION ITEM NO.:5 (Cont.)FILE NO.:Z-4403-E A bus pull-out has been shown on the site plan as requested by CATA,the middle drive from Aldersgate Road has been moved to align with West 18 Street,and the total numberofparkingspaceshasbeenreducedfrom478to422spaces. The applicant has not removed the drives and parking alongthesouthsideofthetwobuildingsinPhaseIasrequested by the Subdivision Committee in order to provide anincreasedbufferbetweenthispropertyandCampAldersgate.Staff feels that the parking on the south sides of these two buildings should be removed as well as the drive on thesouthsideofthewesternmostbuilding.The drive alongthesouthsideoftheeasternbuildingwillbeusedtoservealoadingdockatthebuildingssouthwestcorner. Due to the topography,this particular drive will not beseenfromthepropertytothesouth.This issue needs toberesolved. The applicant also submitted east/west sections through theproperty.Due to the topography of the site,the two-storybuildingswillappeartobeone-story from Aldersgate Road and two-story from Interstate 430.The applicant has notedthatallretainingwallswillbeconstructedtoPublic Works and Building Code standards.The maximum retainingwallheightatanyonepointwillbeapproximatelyeight(8)feet. Otherwise,staff can foresee no other outstanding issuesassociatedwiththesiteplan.This proposed developmentshouldhavenoadverseeffectonthegeneralarea. H.STAFF RECOMMENDATIONS: Staff recommends approval of the POD subject to thefollowingconditions: 1.Compliance with the requirements as noted in paragraphsD,E and F of this report.2.The proposed monument style ground-mounted signage mustconformtotheordinancestandardsforofficesignage (maximum area —64 square feet,maximum height —6 feet).3.Any site lighting must be low-level and directed awayfromadjacentproperty.4.Staff feels that the drives and parking south of thebuildingsinPhaseIshouldbeeliminated,with theexceptionofthedriveonthesouthsideofthe 5 March 4, 1'UBDIVISION ITEM NO.:5 (Cont.)FILE NO.:Z-4403-E easternmost building,in order to provide an increased buffer along the south property line. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Pat McGetrick and other representatives were present, representing the application.Staff gave a brief description ofthePOD.Staff noted that the applicant needed to submitdetailsontheretainingwallsandeast-west sections through the property.Mr.McGetrick noted that the typical hours of operation would be from 8:00 a.m.to 5:00 p.m.,Monday throughFriday. Mr.McGetrick noted that a tree survey was being done on the property.He noted that as many trees as possible would be saved or relocated throughout the property. The Public Works requirements were briefly discussed.Mr. McGetrick stated that he would work with Public Works regarding any sight-distance issues relating to the placement of the proposed drives. In response to a question from Commissioner Berry,Mr.McGetrickstatedthathewouldlookatreducingthenumberofparkingspacesalongthesouthpropertylineinordertoincreasethe south buffer area. Mr.McGetrick also noted that a bus pull-out lane would beconstructedinPhaseIIatthenorthendofthepropertyasrequestedbyCATA. The landscape requirements were briefly discussed.Bob Brown,Site Plan Review Specialist,noted that the City Beautiful Commission recommends preserving as many trees as possible onthesite. Mr.McGetrick indicated that he would meet with the Camp Aldersgate representation regarding this proposed development. After the discussion,the Committee forwarded the POD to thefullCommissionforresolution. 6 March 4,1~ SUBDIVISION ITEM NO.:5 (Cont.)FILE NO.:Z-4403-E PLANNING COMMISSION ACTION:(MARCH 4,1999) Staff informed the Commission that the applicant did not send proper notification to property owners within 200 feet as required.Staff noted that the application needed to be deferred in order for new notices to be mailed out,and that the applicant had requested deferral to the March 18,1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 18,1999 agenda.A motion to that effect was made.The motion passed by a vote of 9 ayes,0 nays and 2 absent. 7 March 4,19 ITEM NO.:5.1 FILE NO.:LU99-11-01 Name:Land Use Plan Amendment —I-430 Planning District Location:Aldersgate Road Receuest:Single Family tc Suburban Office Source:Pat McGetrick,McGetrick Engineers PROPOSAL /REQUE S T: Land Use Plan amendment in the I-430 Planning District fromSingleFamilytoSuburbanOffice..Suburban Office provides forlowintensitydevelopmentofofficeorofficeparksincloseproximitytolowerdensityresidentialareastoassurecompatibility.A Planned Zoning district is required. CURRENT LAND USE AND ZONING: The property is currently zoned PRD and is approximately 12acresinsize.To the north and east of the site lie singlefamilyhousesandvacantlandzonedR3andshownasSingleFamily.To the south is Aldersgate Camp which is zoned OS (OpenSpace)and shown as Park/Open Space on the Land Use Plan.TothewestisI-430 Interstate. RECENT AMENDMENTS: December 1,1998,A change from Multi-Family to Mixed OfficeCommercialonLabetteDrivewestofJohnBarrow. June 18,1996,multiple changes as a result of the John BarrowNeighborhoodActionPlanincludingthissitefromSuburbanOfficetoSingleFamily. January 16,1996,a change from Low Density MultiFamily to Suburban Office east of Bowman,south of Kanis. MASTER STREET PLAN: Aldersgate Road is shown as a collector on the plan and is shownontheMasterStreetPlantoloopbacktothewestonthesouthernendtoconnectwithShacklefordRoadsouthofAldersgateCamp. March 4,1 SUBDIVISION ITEM NO.:5.1 (Cont.)FILE NO.:LU99-11-01 PARKS: There are no existing parks in the immediate areas. BACKGROUND: At the time of the John Barrow Neighborhood plan,there was notasmuchdemandforofficeinthearea;therefore this site was changed to Single Family. Single Family homes lie across Aldersgate Road to the east. Concerns have arisen over the massing,siting,landscaping andbufferingofthesestructurestomakethemsofterandmore compatible with those single family residences. NEIGHBORHOOD PLAN: This area is covered by the John Barrow Neighborhood plan.Inthatplan,it states as a goal "to enhance the climate towards encouraging new businesses and commercial establishments..." preferably medical oriented.This proposal appears that it could be medical support services. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Spring Valley Manor Property Owners Assoc.,Parkway Place N.A. and Gibraltar/Pt.West/Timber Ridge.Staff has not received any comments from area residents as of this printing. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION:(MARCH 4,1999) Brian Minyard,of Staff,presented the item to the commission. Short discussion followed.A motion was made to approve the change and was passed with a vote of 7 ayes,2 noes and 2 absent. 2 March 4, 1-'TEM NO.:6 FILE NO.:Z-5588-C NAME:The Oaks of Chenal —Revised PD-R LOCATION:Southeast corner of Chenal Parkway and Chenal Club Blvd. DEVELOPER:ENGINEER: Deltic Timber Corp.White-Dater s and Associates¹7 Chenal Club Blvd.401 Victory StreetLittleRock,AR 72211 Little Rock,AR 72201 AREA:29.8 acres NUMBER OF LOTS:85 FT.NEW STREET:3,950 lf ZONING:PRD ALLOWED USES:Single-Family residential PROPOSED USE:Single-Family residential VARIANCES/WAIVERS REQUESTED:None requested. BACKGROUND: In January of 1992,the Oaks of Chenal —PD-R was approved.Theapprovalincludedasingle-family lot layout for Tracts A,B andG.Tracts C,D,E,F and H were approved for future single-family development.There were also several tracts set asideforpark/open space/buffer areas.Several single-familyresidenceshavebeenconstructedorarebeingconstructed withinTractA. On June 2,1998,a revised PD-R was approved.The revised PD-Rapprovedsingle-family lot layouts for Tracts B and G.The lotswithinTractBhavebeenfinalplattedandthisareahasbeenclearedandthestreetshavebeenconstructed.Tract C wasincorporatedintoTractB. A.PROPOSAL/REQUEST: The applicant is proposing to revise the previouslyapprovedPD-R by proposing a new single-family lot layout March 4,1 SUBDIVISION ITEM NO.:6 (Cont.)FILE NO.:Z-5588-C for the balance of the property.Tracts D,E,F,G and HhavebeencombinedtoformTractsCandDwithlotlayoutsonshownontheattachedsiteplan.There are severalsmallertractsthroughoutthesitewhichhavebeensetasideforopenspaceandstormwaterdetention. There are 46 single-family lots shown in Tract C and 39 inTractDforatotalof85lots.The lots will be finalplattedanddevelopedinthefollowingphases: Phase 1:Lots C-1 thru C-20 and C-26 thru C-28. Phase 2:Lots C-21 thru C-25 and C-29 thru C-46. Phase 3:Lots D-14 thru D-33 Phase 4:Lots D-1 thru D-13 and D-34 thru D-39. B.EXISTING CONDITIONS: The site is currently undeveloped and wooded with theexceptionofTractA,where several single-familyresidenceshavebeenconstructedorareintheprocess ofbeingconstructed,and Tract B,which has been cleared withstreetsconstructed. The Chenal Golf Course is located south and east of theproperty.Chenal Parkway is located to the north,withChenalClubBlvd.to the west. C.NEIGHBORHOOD COMMENTS: As of this writing,staff has received no neighborhoodcomments.There was no neighborhood association to notify. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Provide design of interior and boundary streets conforming to "MSP"(Master Street Plan),including4-foot sidewalks. 2.Plans of all work in right-of-way shall be submitted for approval prior to start of work.3.Stormwater detention ordinance applies to this property.4.Conform to new alley standards with minimum 50 feetcenterlineradiusand18feetpavement.5.Falata Court requires minimum 50 feet radius.6.Provide sidewalk for Chenal Valley Parkway.7.Modify all islands and entrances to accommodate solid waste collection and fire trucks.Contact Traffic Engineering Department for comments. 2 March 4,1S SUBDIVISION ITEM NO.:6 (Cont.)FILE NO.:2-5588-C 8.Re-name Falata Circle/Alba Court so that streets has one name.Contact David Hathcock to coordinate street names. E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main extension required with easementstoserveproperty. AP&L:No Comment. Arkla:No Comment. Southwestern Bell:No Comment. Water:Acreage charge of $300 per acre applies in addition to normal charges. Fire Department:Place fire hydrants per code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Streets are too curvilinear to be effectively served by transit,no comment otherwise. F.ISSUES/TECHNICAL/DESIGN: Plannin Division: This property is currently shown as Single Family on the Land Use Plan and is in the Chenal Planning District.TheprojectisinconformancewiththeLandUsePlanand modifications to the layout of the subdivision do not warrant analysis. Landsca e Issues:No Comment. G.ANALYSIS: The applicant submitted a revised site plan to staff on February 17,1999.The revised plan resolves the street name issue,however,the plan does not show the sidewalks as required by Public Works.The applicant has notofficiallyrequestedawaiverofthisrequirement.Thisissueneedstoberesolved. Otherwise,there should be no other outstanding issues and the revised PD-R will have no adverse effect on the generalarea.There are no use issues associated with this proposal. 3 March 4,19-a SUBDIVISION ITEM NO.:6 (Cont.)FILE NO.:Z-5588-C H.STAFF RECOMMENDATIONS: Staff recommends approval of the revised PD-R subject to compliance with the requirements as noted in paragraphs D and E of this report. The sidewalk issue associated with development needs to beresolved. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Tim Daters was present,representing the application.Staff gave a brief description of the revised PRD.Mr.Daters brieflydiscussedthephasingplanasnotedinparagraphA. The Public Works requirements were briefly reviewed.The minimum radius for Falata Court was discussed as was the requirement for internal sidewalks for this development. Mr.Daters indicated that he would work with Public Works on these issues.Mr.Daters noted that there were existing sidewalks on Chenal Parkway. After the brief discussion,the Committee forwarded the revised PD-R to the full Commission for resolution. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on this application,as there were no further issues for resolution. There were no objectors to this matter. Staff informed the Commission that Public Works supports the sidewalk system as proposed by the applicant,and that if the private streets within this development were to ever become public streets,all sidewalks would need to be constructed. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 4 March 4, 1.'TEM NO.:7 FILE NO.:Z-6622 NAME:ICM,Inc.--Short-Form PD-0 LOCATION:North side of Kanis Road,approximately 500 feet westofNixRoad DEVELOPER:ENGINEER: J.Con,Inc.Marlar Engineering P.O.Box 330 5318 J.F.K.Blvd. Bryant,AR 72089 North Little Rock,AR 72116 AREA:2.83 acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:R-2 ALLOWED USES:Single-Family residential PROPOSED USE:Office VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL/REQUEST: The applicant is proposing to rezone the 2.83 acre site onthenorthsideofKanisRoad,approximately 500 feet westofNixRoadfromR-2 to PD-O.Independent Case Management,Inc.(ICM)proposes to construct a 2,500 square foot officebuildingonthesiteandassociatedparkingarea.The sitewillbeaccessedbyutilizingasingledrivefromKanisRoad. Independent Case Management provides families andindividualswithadisabilityassistanceincase managementanddirectservicedelivery.The proposed building wouldbeforthepurposesofofficesfordaymeetings,stafftrainingandsomeclassroominstruction. B.EXISTING CONDITIONS: The property is currently undeveloped and wooded.Thegeneralareaisprimarilysingle-family residential innature.There is an office at the southwest corner of March 4,1& SUBDIVISION ITEM NO.:7 (Cont.)FILE NO.:Z-6622 Kanis and White Roads with 0-3 zoned property approximately800feettotheeastalongthesouthsideofKanisRoad.There is a nonconforming auto salvage yard at the northwestcornerofKanisandGambleRoadsandVFWPost9095atthenortheastcornerofthatintersection. C.NEIGHBORHOOD COMMENTS: As of this writing,staff has received no public comment onthisitem.The Parkway Place and Gibralter Heights/PointWest/Timber Ridge Neighborhood Associations were notifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Kanis Road is listed on Master Street Plan as a minorarterial;dedication of right-of-way to 45 feet fromcenterlineisrequired.(Existing traffic on Kanis Road-at Nix Road-is 3,100 vehicles/day.)2.Provide design of Kanis Road conforming to "MSP"(MasterStreetPlan).Provide "in-lieu of"contribution forconstructionofone-half street improvements to Kanis Road,including 5-foot sidewalk.3.Plans of all work in right-of-way shall be submitted for approval prior to start of work.4.Stormwater detention ordinance applies to this property.5.Driveway location shall align with White Road;this driveway shall be shared with adjacent property to thewest. 6.Cut and fill ordinance applies to this property. E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main extension required from the southwitheasementstoserveproperty.Pump station andprivateforcemainwillnotbeallowedforthis property. APSL:No Comment received. Arkla:No Comment. Southwestern Bell:A 5 foot utility easement is requestedattherearpropertyline. Water:An acreage charge of $600 per acre applies inadditiontonormalfees. Fire Department:No Comment. 2 March 4,1 SUBDIVISION ITEM NO.:7 (Cont.)FILE NO.:Z-6622 Count Plannin :No Comment received. CATA:Approved as submitted. F.ISSUES/TECHNICAL/DESIGN: Plannin Division: This property is currently shown as Transition on the Land Use Plan and is in the Ellis Mountain Planning District. The proposed use is consistent with the land use category shown.All development should adhere to the Design OverlayDistrictfortheKanisRoadCorridor,heard on the February 4,1999 agenda of the Planning Commission meeting.This Design Overlay District,whose concepts were approved bythePlanningCommission,state that there should be a 30'aturalbufferalongthefrontage,parking should be to therearandsidesofthebuildings.There is also a curb cut planned for White Road,and a shared driveway to the east should be explored. Landsca e Issues: The proposed plan does not allow for the full required 33footwideonsitestreetbufferalongKanisRoadnorthe 94footwidelandusebufferalongthewesternperimeter. The minimum requirements with transfers are 22 feet and 6 4feetrespectively. A 6 foot high opaque screen either a wooden fence or dense evergreen plantings,is required to screen this development from the properties to the west,east and north. Curb and gutter or another approved border will be requiredtoprotectlandscapedareasfromvehiculartraffic. The City Beautiful Commission recommends preserving as manytreesasfeasibleonthissite.That would include on sitetreesalongKanisRoad.Extra credit toward compliance with the Landscape Ordinance can be given when preservingtreesof6inchcaliperorlarger. Prior to a building permit being issued,a detailed landscape plan must be approved by the Plans Review Specialist. 3 March 4,1S SUBDIVISION ITEM NO.:7 (Cont.)FILE NO.:Z-6622 G.ANALYSIS: The applicant submitted a letter to staff on February 18,1999 requesting that this item be deferred to the April 15,1999 Planning Commission agenda.The applicant is attempting to work out the wastewater issues associated with this property. H.STAFF RECOMMENDATIONS: Staff recommends approval of the deferral as requested. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Becky Johnson,Cindy Alberding and Jerry Johnson were present,representing the application.Staff gave a brief description oftheproposedPD-0 and discussed several changes which needed to be made in the site plan to make the plan more compatible with the proposed Kanis Road design overlay.The applicants notedthatthehoursofoperationwouldbefrom8:00 a.m.to 5:00p.m.,Monday through Friday.The applicants also noted that signage would conform to the Kanis Road design overlay or asrequired. Parking was briefly discussed.The applicants stated that the number of parking spaces as shown on the site plan were needed based on the number of employees (6 full-time and 4 part-time),clients and visitors which would be coming to the site. Bob Turner,of Public Works,briefly reviewed the Public Worksrequirements.He indicated that the driveway location shouldalignwithWhiteRoadandbesharedwiththeproperty immediately west. In response to one of the Public Works comments,the applicantsnotedthattheproposeddevelopmentwouldfollowtheslopeofthelandforthemostpartandthattherewouldbenoseverecuts. Bob Brown,Site Plan Review Specialist,reviewed the landscape and buffer requirements with the applicants. After the discussion,the Committee forwarded the PD-0 to thefullCommissionforresolution. 4 March 4,1S.i SUBDIVISION ITEM NO.:7 (Cont.)FILE NO.:Z-6622 PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff informed the Commission that the applicant had requested that this item be deferred to the April 15,1999 agenda.Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to April 15,1999.A motion to that effect was made.The motion passed by a vote of 9 ayes,0 nays and 2 absent. 5 March 4, 1'TEM NO.:8 FILE NO.:Z-6627 NAME:Mangan --Short-Form PCD LOCATION:2011 N.Van Buren Street DEVELOPER:ENGINEER: Dr.Steve Mangan,D.D.S.McClelland Consulting Engineers2011N.Van Buren Street 900 W.Markham StreetLittleRock,AR 72207 Little Rock,AR 72201 AREA:0.321 acre NUMBER OF LOTS:2 FT.NEW STREET:0 ZONING:C-3 ALLOWED USES:General Commercial PROPOSED USE:0-3 permitted uses for the proposed Lot A and C-3 permitted uses for the proposed Lot B. VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL/REQUEST: The applicant is proposing to rezone the property at thenortheastcornerofN.Van Buren Street and Club Road fromC-3 to PCD.The property contains a 4,000 square footcommercialbuildingatthesouthwestcornerofthepropertyanda1,400 square foot dentist office at the northwestcornerofthesite.The existing hours of operation forthedentistofficeare7:00 a.m.to 3:30 p.m.,MondaythroughFridayandthehoursforthecommercialbuildingarefrom10:00 a.m.to 5:30 p.m.,Monday through Saturday. The applicant is proposing to replat the property creatingaseparatelotforeachbuilding(Lots A and B)as shown ontheattachedsiteplan.The replat is being proposed inordertoallowDr.Mangan to purchase the small officebuilding(Lot A).The applicant is proposing 0-3 permittedusesforthesmallerLotAandtomaintainpermittedC-3usesforLotB. March 4,15 SUBDIVISION ITEM NO.:8 (Cont.)FILE NO.:Z-6627 The applicant is also proposing to construct a 22 foot by37footadditiontothedentistofficebuilding.Theadditionwillbetotheeastsideofthebuildingandmaintainthesamesideyardsetbacksastheexistingbuilding.The proposed addition would eliminate twoparkingspacesontheeastsideofthebuilding. There is a parking lot and access drive on the east side ofthepropertywhichwillbesharedbybothbuildings.Thereisexistinghead-in parking within the right-of-way on boththeVanBurenStreetandClubRoadfrontages. The applicant is proposing to rezone the property to PCDduetothefactthattheproposedLotsAandBdonotconformtotheminimumlotsizeforC-3 zoned property.Lots A and B would contain approximately 5,300 square feetand8,600 square feet respectively,with the ordinance minimum requirement for C-3 zoning being 14,000 squarefeet.Another reason for filing the PCD request is due tothefactthattheexistingbuildingsaswellastheproposedadditiondonotconformtotheordinancerequiredsetbacksforC-3 zoning. B.EXISTING CONDITIONS: The site contains two existing buildings,a commercialbuildingatthesouthwestcornerofthepropertyand asmallofficebuildingatthenorthwestcorneroftheproperty.There is an office/commercial building locatedimmediatelyeastofthissitewithsingle-family residencesfurthereast.There are also single-family residencesimmediatelytothenorth.There are existing commercialusestothewestacrossVanBurenStreetandtothesouthacrossClubRoad. C.NEIGHBORHOOD COMMENTS: As of this writing,staff has received two (2)phone callsrequestinginformationonthisapplication.The HeightsNeighborhoodAssociationwasnotifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards.2.Eliminate parking within 25 feet.of intersecting street,to comply with ordinance. 2 March 4,1 SUBDIVISION ITEM NO.:8 (Cont.)FILE NO.:Z-6627 E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available on site,not adverselyaffected. APSL:No Comment received. Arkla:No Comment. Southwestern Bell:No Comment. Water:No objection. Fire Department:No Comment. Count Plannin :No Comment received. CATA:Approved as submitted,near Routes ¹1 and ¹21. F.ISSUES/TECHNICAL/DESIGN: Plannin Division: This property is currently shown as commercial on the Land Use Plan and is in the Heights Hillcrest Planning District.Splitting the existing C-3 zoned property into separate ownership will not effect the Land Use Plan.Concerns fromadesignstandpointincludeparkingandinternalvehicularcirculation. Landsca e Issues: An upgrade in landscaping will be required equal to thebuildingexpansionproposed. Prior to a building permit being issued,a detailed landscape plan must be approved by the Plans ReviewSpecialist. G.ANALYSIS: The applicant submitted a revised site plan to staff on February 17,1999.The revised plan addresses the concernsasraisedbytheSubdivisionCommittee.The revised planeliminatestwoparkingspacesatthenortheastcornerof Van Buren Street and Club Road (one per frontage)in ordertocomplywiththePublicWorksrequirement. The minimum number of parking spaces as typically required by ordinance would be 25 spaces (12 spaces for the dentist 3 March 4,1S.a SUBDIVISION ITEM NO.:8 (Cont.)FILE NO.:Z-6627 office and 13 spaces for the retail building).Including the head-in parking along Van Buren Street and Club Road,there are 37 existing parking spaces (15 spaces on the site and 22 spaces in the right-of-way).The proposed additiontothedentistofficewouldrequirenoadditionalparking. Given the fact that the applicant is proposing 0-3 permitted uses for the smaller Lot A (as requested bystaff)and the fact that the proposed addition to thedentistofficewillbenoclosertothenorthproperty line than the existing building,staff feels that the proposed PCD will continue to be compatible with the neighborhood. H .STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to thefollowingconditions: 1.Compliance with the conditions as noted in paragraphs D and F of this report.2.The proposed replat must be completed (staff level)priortothesaleofLotA. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Dr.Steve Mangan and Doug Shambarger were present,representing the application.Staff gave a brief description of the PCD. The proposed building addition to the dentist office as well astheusesinthegeneralareawerediscussed. The Public Works requirements were briefly discussed,specifically the need to eliminate parking within 25 feet of theintersectionofVanBurenStreetandClubRoad.Bob Turner,ofPublicWorks,indicated that two spaces would probably be lost on Van Buren Street and one space would be lost on Club Road. There being no further issues for discussion,the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on this application,as there were no further issues for resolution. There were no objectors to this matter. 4 March 4,1h SUBDIVISION ITEM NO.:8 (Cont.)FILE NO.:Z-6627 The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 5 March 4,1', ITEM NO.:9 FILE NO.:Z-6629 NAME:Office Depot --Short-Form PD-C LOCATION:Northeast corner of University Avenue and "B"Street DEVELOPER:ENGINEER: A.M.,Jim 6 Dorothy Sullivan McGetrick and McGetrick 301 N.University Avenue 319 E.Markham Street,Ste.202LittleRock,AR 72205 Little Rock,AR 72201 AREA:2.09 acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:R-3 6 R-5 ALLOWED USES:Single-Family residential and Multifamily residential PROPOSED USE:Commercial VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL/REQUEST: The applicant is proposing to rezone the property fromR-3/R-5 to PD-C to allow the construction a 22,000 squarefootOfficeDepotstoreonthe2.09 acre site at thenortheastcornerofUniversityAvenueand"B"Street.Aparkinglotconsistingof51parkingspaceswillbelocatedonthewestsideofthebuildingandwillbeaccessedfrom"C"Street.The applicant is proposing a small employeeparkingarea(9 spaces)to be located at the east end ofthebuildingandaccessedfrom"B"Street.This "B"Streetentrancewillalsoaccommodateserviceanddeliveryvehicles. The applicant is proposing to realign "C"Street to line upwiththedriveintoParkPlazaMallonthewestsideofUniversityAvenue.The traffic signals will be moved March 4,1 SUBDIVISION ITEM NO.:9 (Cont.)FILE NO.:Z-6629 slightly to accommodate the realignment.The developerwillpayforthecostoftheadditionaltrafficsignalequipmentneededfor"C"Street.A turn lane will beconstructedalongUniversityAvenueinfrontofthis site. The applicant has noted that all site lighting will be low-level and directed away from adjacent property.Theapplicantalsonotesthattheprovisionofthesignordinance(commercial signage)and landscape ordinance willbefollowed. As noted in the Subdivision Committee comments,theproposedbuildingwillhaveahip,shingled roof and a redbrickfacade,in order to give the building an officeappearance. B.EXISTING CONDITIONS: The general area contains a mixture of residential,officeandcommercialusesandzoning.There are single-familyandmultifamilyresidenceslocatedtotheeast,north andsouth.There are existing office buildings to the northalongtheeastsideofUniversityAvenueandaparkinglotimmediatelyeastofthissitealongthesouthsideof"C"Street.There is an office building/beauty shop located atthesoutheastcornerofUniversityAvenueand"B"Street,with the Park Plaza Mall being located to the west acrossUniversityAvenue. C.NEIGHBORHOOD COMMENTS As of this writing,staff has received one (1)letter ofsupportforthisitem,one (1)letter of opposition and two(2)phone calls requesting information.The HillcrestResidentAssociationwasnotifiedofthepublichearing. D.ENGINEERING COMMENTS PUBLIC WORKS CONDITIONS: 1.University Avenue is listed on the Master Street Plan as a principal arterial;dedication of right-of-way to 50feetfromcenterlineisrequired.(Existing traffic onUniversityAvenue-at "C"Street-is 15,000 vehicles/day.)2."C"Street should be constructed to commercial street standards,with 36'avement width.Dedication ofright-of-way to 30 feet from centerline is required.3.A 20 feet radial dedication of right-of-way is requiredattheintersectionsofUniversityAvenuewith"B"and"C"Streets. 2 March 4,1& SUBDIVISION ITEM NO.:9 (Cont.)FILE NO.:Z-6629 4.Plans of all work in right-of-way shall be submitted for approval prior to start of work.5.Stormwater detention ordinance applies to this property.6.Submit plans for proposed re-signalization of the intersection of University Avenue and "C"Street.7.Submit plan for transition of "C"Street to University Avenue. 8.Reconstruct median island on University Avenue,as required for proposed realignment of "C"Street,and newleftturnlane,southbound off University Avenue.9.Reconstruct "B"Street to 31 feet,with 60 feet right- of-way,is recommended. 10.Reconstruct "B"Street intersection with University Avenue. 11.Show pavement transition on "C"Street,east of property. 12.Eliminate west driveway on "B"Street to eliminate cut- through route to "B"Street to "C"Street.13.Conform proposed alignment of "C"Street to be collinear with alignment of "C"Street west of University Avenue. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available on site,not adverselyaffected.Locate sewer main prior to construction. APSL:No Comment received. Arkla:No Comment. Southwestern Bell:No Comment. Water:A water main extension may be required to providefireprotectiontothisproperty.An easement should beretainedfortheexisting2"main in "C"Street.Any needed relocation of existing water facilities will be atdeveloper's expense. Fire Department:Place fire hydrants per code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Would like to see building orientation closer to University Avenue,approved as submitted however.Served by Route ¹21. 3 March 4,1 SUBDIVISION ITEM NO.:9 (Cont.)FILE NO.:Z-6629 F .ISSUES/TECHNICAL/DESIGN: Plannin Division: This property was the subject of a Land Use Plan that was heard on February 4,1999 and is in the Heights Hillcrest Planning District.At that meeting,the plan was changedtoMixedUsefromMultifamily.There are additional concerns:1)There will be increased traffic on "B"Street from customers and more importantly,service and deliveryvehiclesutilizingtheloadingdockontheeastsideof the building.The loading dock is only accessible from "B" Street —a residential street that does not have sufficient width or construction to handle truck traffic."B"StreetisresidentialfromPierceStreetwesttotheoffice development on University Avenue.2)This non-residential development is twice as deep as other developments in thisareaasmeasuredoffofUniversityAvenue.The loading dock located to the rear of the structure further exacerbates this condition.The loading dock should beaccessedoffof"C"Street,which will be of a width andconstructiontohandlethelargervehiclesandtheaccessibilityofthestoplight. Landsca e Issues: The areas set aside for buffers and landscaping meet with ordinance requirements. A 6 foot high opaque screen,either a wooden fence or dense evergreen plantings,are required along the eastern and northern perimeters which abut residential property. G.ANALYSIS: The applicant submitted a revised site plan to staff on February 17,1999.The only change to the site plan was the elimination of the westernmost drive "B"Street.The applicant has noted that the small parking area on the eastsideofthebuilding,accessed,from "B"Street,will be for employee parking. The proposed site plan shows a total of 60 parking spaces. The ordinance would typically require 70 spaces for this development. 4 March 4,1 SUBDIVISION ITEM NO.:9 (Cont.)FILE NO.:Z-6629 Staff feels that the site plan as proposed,with the building located in the east half of the property and parking between the building and University Avenue,is not an appropriate development for this immediate area.Staffcontinuestofeelthattheproposedbuildingshouldbe moved to the southwest corner of the property with parking on the east and north sides.Staff is also still of the opinion that there should be no access drives from "B" Street and that all access should be taken from "C"Street. H .STAFF RECOMMENDATIONS: Staff recommends denial of the PD-C as proposed.Stafffeelsthattheproposedsitedevelopmentplanwillnot becompatiblewiththeimmediatearea. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY ll,1999) Pat McGetrick was present,representing the application.Staff gave a brief description of the PD-C.Staff suggested changestotheproposedsiteplan.Those included eliminating accessdrivesfrom"B"Street and moving the building to the southwestcorneroftheproperty. Mr.McGetrick gave a detailed description of the site plan.Henotedthattheapplicantsarestillexploringthepossibilityof moving the building as suggested by staff.Mr.McGetrick statedthatthewesternmostdriveon"B"Street would be eliminated,but the other drive was needed for employee parking. Mr.McGetrick presented the Committee with a front elevation oftheproposedbuilding.It showed the proposed building with ahip,shingled roof and red brick facade,giving the building anofficeappearance. The Public Works requirements were briefly discussed.Theseincludedtherealignmentof"C",Street the traffic signal at"C"Street and University Avenue,and the turn lane in front ofthisproperty. The landscape comments were briefly reviewed.It was noted thattheproposedsiteplanconformstoordinancerequirementsfor landscape and buffer areas,but screening needed to be shown 5 March 4,1& SUBDIVISION ITEM NO.:9 (Cont.)FILE NO.:Z-6629 along the east and north perimeters where adjacent to residential property. After the discussion,the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION:(MARCH 4,1999) Pat McGetrick and Jim Irwin were present,representing the application.Staff gave a brief description of the proposed PD-C site plan.Staff recommended denial of the site plan as proposed.Staff noted that the applicant had expressed interest in deferring the item in order to work with staff and the neighborhood and attempt to achieve a more acceptable site plan design. Jim Irwin addressed the Commission.Mr.Irwin noted that it is the intent to revise the site plan in order to address staff and neighborhood concerns.He also stated that the property owner's wife had unexpected surgery and he was unable to attend the meeting.For these reasons,Mr.Irwin requested that the item be deferred. Commissioner Berry asked how many persons who wanted to speak on the item were present.Chairman Earnest noted that he had 10-15 cards on the item. There was a general discussion concerning the deferral request. A motion was made to waive the bylaws and accept the deferral request by the applicant (less than 5 days prior to the public hearing)and defer the item to the April 15,1999 agenda.The motion was seconded. Commissioner Hawn expressed concerns with deferring the item and not hearing from the persons present. Commissioner Downing stated that he thought that the concerns from the persons present should be heard at the same meeting as the PD-C rezoning.There was a brief discussion regarding this issue. The Chairman called the question.The previous motion for deferral passed by a vote of 9 ayes,0 nays and 2 absent.Staff noted that the deferral would be to the April 15,1999 agenda. 6 ' &set ~ cx b~~ ~+6-~~&~C g-s/g-a ~p~—c:~d ~cL-.~~M~~~c~~a ~ e4~ «c '~-~- ~MZl82 ~~~cAJLM 8 &/A~~-~~~ RECEIVED FEB 1 7 1999 BY:'- ~~'.O.Box 21018 ~Little s ~k,Arkansas 72221-1018 Z4-e g-((s9 February 15,1999 City of Little Rock Department of Planning and Development 723 West NarkhamLittleRock,AR 72201 Dear Sirs: This is a response to the notice I received by mail from your office on Friday,February 12,1999 regarding a request to rezone the property at University and B from R-3/R-5 to PD-C. Your notice indicates this is in order to allow the construction of an Office Depot Store.Your notice also indicates that a hearing will be held on this matter on Narch 4,1999 at City Hall. I will not be attendl'ng the hearing on this matter but,as a resident of the neighborhood,would like to state my feelings on this matter.I have resided nearby at 5924 A since 1990,for the past 9 years.I would like to state that I welcome a business like Office Depot to this neighborhood.I think that this particular business will be an asset to this area and that it will provide many more positive features than it will negative. I have no business interest in Office Depot.I also had never met the current owners of this property,Nr.Jim Sullivan and Nr.Sully Sullivan,until this past Saturday,February 13,whenIstoppedbytheirpropertyandtalkedtothembriefly.Therefore,I have no ulterior motive for recommending my preference that the rezoning of this property be allowed other than as a resident whofeelsthatanOfficeDepot-S'tore would be a nice addition to this neighborhood. Thank you Sincerely,|8 Dale J.Woodall RECEIVED FEB 1 6 1999 BY: March 4, 1'TEM NO.:10 FILE NO.:Z-6477-A NAME:Pleasant Ridge West —Revised Zoning Site Plan LOCATION:Southwest corner of Highway 10 and Pleasant Ridge Road DEVELOPER:ENGINEER: Schickel Development Co.White-Daters and Associates11,601 Pleasant Ridge Road 401 Victory StreetLittleRock,AR 72212 Little Rock,AR 72201 AREA:5.60 acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:C-2 ALLOWED USES:Commercial PROPOSED USE:Commercial VARIANCES/WAIVERS REQUESTED:None requested. BACKGROUND: The Planning Commission approved a site plan for this propertyonMay14,1998.The site plan included two buildings,containing a total of 35,240 square foot,and 242 parkingspaces.The larger retail building located within the west halfofthepropertycontains26,240 square feet and is currentlyunderconstruction.The smaller building to the east was tocontain9,000 square feet and be used as a restaurant.ThePlanningCommissionapprovalincludedaconditionthattheapplicantpayforatleast20'h of the cost of a future trafficsignalatPleasantRidgeRoadandCantrellRoad. A.PROPOSAL/REQUEST: The applicant is proposing to revise the previouslyapprovedsiteplanbyincreasingthesizeofthesmallerone-story building from 9,000 square feet to 15,050 square March 4,1 SUBDIVISION ITEM NO.:10 (Cont.)FILE NO.:Z-6477-A feet to accommodate a Walgreen'store.The number ofparkingspacesisbeingreducedfrom242spacesto202spaces.No other changes are proposed. B.EXISTING CONDITIONS: The site was previously cleared and site preparation workhastakenplace.The large commercial building and parkinglotiscurrentlyunderconstruction. There are commercial uses to the east,along the south sideofCantrellRoad,and a multifamily development to thewest.There is a new office building and post officeacrossPleasantRidgeRoadtothesouth.There isundevelopedsingle-family residential property to the northacrossCantrellRoad,with the Walton Heights Subdivisionfurthernorth. C.NEIGHBORHOOD COMMENTS: Staff has received no public comment on this item,as ofthiswriting.The Walton Heights-Candlewood NeighborhoodAssociationwasnotifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: The same comments as previously submitted apply.Those comments are as follows: 1.NPDES and grading permits are required prior toconstruction,site grading and drainage plan will needtobesubmittedandapproved.2.Cantrell Road is listed on the Master Street Plan as aprincipalarterial,dedication of right-of-way to 55feetfromcenterlineincludingadditionalright-of-wayforrightturnlanewillberequired.3.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreetimprovementstothesestreetsincluding5footsidewalkswithplanneddevelopmentincludingrightturnlane. 4.All driveways shall be concrete aprons per CityOrdinance. 5.Plans of all work in right-of-way shall be submitted for approval prior to start of work.6.Stozmwater detention ordinance applies to this property.7.Obtain permits for improvements within Highway right-of- 2 March 4,1S SUBDIVISION ITEM NO.:10 (Cont.)FILE NO.:Z-6477-A way on Cantrell Road from AHTD,District VI.8.Western property line shall be terraced per Section 29,provide cross section for City's approval.9.On site striping and signage plans should be forwardedtoPublicWorks,Traffic Engineering for approval withthesitedevelopmentpackage.10.Street improvement plans shall include signage andstriping.Completed plans must be approved by Traffic Engineering prior to construction.11.Obtain permits (barricade/street cut)for improvementswithinproposedorexistingright-of-way from Traffic Engineering prior to construction in right-of-way.12.Prepare a letter of pending development addressingstreetlightsasrequiredbySection31-403 of theLittleRockCode.All requests should be forwarded toTrafficEngineering.13.Obtain permits for improvements within State Highwayright-of-way from AHTD,District VI.14.Utility excavation within proposed rights-of-way shallbeperArticleVofSec.30.15.Dedicate additional right-of-way or easement for thesidewalkonPleasantRidgeRoadnorthofrestaurantentrance. 16.Developer shall participant in the cost of the futuretrafficsignalinstallationatthecornerofCantrell Road and Pleasant Ridge Road. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available on site,not adverselyaffected. AP&L:Easement requested at the northwest corner of theproperty.Contact utility for details. Arkla:No Comment. Southwestern Bell:No Comment. Water:No objection. Fire Department:Place fire hydrants per code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Approved as submitted.Highway 10 Express servesthisdevelopment. 3 March 4,1S SUBDIVISION ITEM NO.:10 (Cont.)FILE NO.:Z-6477-A F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No Comment. Landsca e Issues: Areas set aside for landscaping meet with ordinance requi rements . This project must be screened from the property to thewest.Because of the grade difference evergreen trees would probably offer the best screen over a period ofyears. Provide a detail of how the grade difference along thewesternperimeterwillbedealtwith. A sprinkler system to water landscaped areas is required. If dumpsters are to be used,their locations must be shownandtheymustbescreenedtoaheightof8feetonthreesides. Prior to a building permit being issued,a detailedlandscapeplanmustbeapprovedbythePlansReviewSpecialist. G .ANALYS I S: The applicant submitted a revised site plan to staff onFebruary17,1999.The revised plan shows the proposedbuildingconformingtoallbuildingsetbacks. The ordinance requires 183 parking spaces for the entiresite.The revised site plan shows 202 spaces.Parkingshouldbenoproblem. The site plan conforms to the Highway 10 Overlay DistrictOrdinancewithrelationtobuildingsetbacksandlandscapebuffers.There should be no further issues for resolutionandtheproposeddevelopmentshouldhavenoadverseeffectonthesurroundingproperties. 4 March 4,1~.i SUBDIVISION ITEM NO.:10 (Cont.)FILE NO.:Z-6477-A H.STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to thefollowingconditions: 1.Compliance with the Highway 10 Overlay DistrictOrdinance.2.Compliance with the recpxirements as noted in paragraphsD,E and F of this report.3.Any signage must conform to the Highway 10 OverlayDistrictOrdinance.4.Any site lighting must be directed away from adjacentproperty.5.The property owner will pay for at least 20%of the costofafuturetrafficsignalatPleasantRidgeRoadandCantrellRoad. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Tim Daters was present,representing the application.Staff gave a brief description of the revised site plan,noting the minor revisions proposed.It was noted that the proposedrevisedsiteplanconformstotheHighway10OverlayDistrictordinance. Mr.Daters noted that the Public Works recpxirements had already been met,given the fact that construction had begun on thesite. Commissioner Berry stated that there would probably be a needforafuturetrafficsignalatthisintersection.He stated he would like to see the intent by the applicant to signal theintersectioninthefutureinwriting. There being no further issues for discussion,the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on this application,as there were no further issues for resolution. There were no objectors to this matter. 5 March 4,1~ SUBDIVISION ITEM NO.:10 (Cont.)FILE NO.:Z-6477-A The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 6 March 4, 1'TEM NO.:11 FILE NO.:S-1176-A NAME:Gill —Revised Subdivision Site Plan LOCATION:301 Gill Street DEVELOPER:ENGINEER: William Ketcher Hoch Associates 301 Gill Street 809 S.Calhoun Street,Ste.500LittleRock,AR 72203 Fort Wayne,IN 46802 AREA:4.38 acres NUMBER OF LOTS:2 FT.NEW STREET:0 ZONING:I-3 ALLOWED USES:Industrial PROPOSED USE:Comcast substation and miniwarehouses VARIANCE S/WAIVERS REQUESTED: 1.Variance for reduced side yard setbacks (north and south property lines)for Phase II.2.Deferral of Gill Street improvements adjacent to Phase II3.Waiver of Battery Street improvements. BACKGROUND: The Planning Commission approved a site plan for this propertyonFebruary19,1998.The approved site plan included seven (7)one-story miniwarehouse buildings to be constructed in twophases.The site plan was approved with reduced side yardsetbackswiththefollowingconditions: 1.Compliance with the Public Works,Utility,Fire Department, and Landscape Comments. 2.Hours of operation for the miniwarehouse operation:7:00a.m.to 7:00 p.m.,daily.3.The roofs of the structures were to be of nonreflective colored metal. March 4,1 SUBDIVISION ITEM NO.:11 (Cont.)FILE NO.:S-1176-A 4.The ends of the buildings were to be of split-face block.5.A wood fence was to be constructed across the front (GillStreet)property line. A.PROPOSAL/REQUEST: The applicant is proposing to subdivide the 4.38 acrepropertyintotwo(2)lots and is proposing a new site planforthesouthlotasPhaseI.The applicant is proposingtoretainthesiteplanforthree(3)of the miniwarehousebuildingsonthenorthlotaspreviouslyapproved.ThisnorthlotwillbedevelopedasPhaseIZ. The new site plan proposed for the southern lot includes a3,548 square foot building with a 2,240 square foot futureexpansionandapavedparkingareafor9vehicles.ThisproposedbuildingwillserveasasubstationforComcastCablevision,to include an office and equipment storage.The proposed building will be approximately 18 feet inheightandbeconstructedofgreysplit-face block.Therewillbeaconcreteequipmentpadnexttothebuildingtosupportaself-contained generator and cooling condensers.There will also be twelve satellite dishes located alongthenorthandeastsidesofthebuilding.The substationsitewillbeenclosedbyaneightfootchainlinksecurityfence. Phase II of the site plan will include construction of thethreenorthernmostminiwarehousebuildingsaspreviouslyapprovedforthissite.The applicant is requesting avarianceforreducedsideyardsetbacksasbefore.TherequiredsideyardsetbackforI-3 zoning is 30 feet.Theapplicantisproposinga15footsetbackfromthenorthpropertylineanda26footsetbackfromthesouthpropertyline.This phase will comply with the conditions as notedinthe"Background"paragraph. The applicant is also requesting a deferral of a portion oftheGillStreetimprovementsandawaiveroftheBatteryStreetimprovements.The applicant has noted that the GillStreetimprovementsadjacenttoPhaseIwillbeconstructedwithPhaseIdevelopment.The applicant is requesting adeferraloftheGillStreetimprovementsadjacenttoPhaseIIuntilPhaseIIdevelopmentorfive(5)years whicheveroccursfirst.Right-of-way will be dedicated for GillStreetandBatteryStreet. B.EXISTING CONDITIONS: The site is currently fenced and vacant.Any trees that may have existed on the site have been removed. 2 March 4, 1'UBDIVISION ITEM NO.:11 (Cont.)FILE NO ~:S-1176-A The property immediately north is occupied by a roofing company and is zoned I-3.The property immediately southiszonedPCDforafutureminiwarehousedevelopmentandMF-24.The area to the east is zoned POD and sitepreparationworkisbeingdoneforconstructionof a futureschool.There are single-family and multifamilyresidentialusestothewestacrossGillStreet. C.NEIGHBORHOOD COMMENTS: Staff has received no public comment on this item,as ofthiswriting.The Capitol View Stifft Station NeighborhoodAssociationwasnotifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Gill and Battery Streets are commercial streets;36 feetstreetwidth,and 5-foot sidewalks are required;dedication of right-of-way to 30 feet from centerline isrequired.(No traffic counts are available.)2.Construct all street improvements with Phase I development.3.Plans of all work in right-of-way shall be submitted forapprovalpriortostartofwork.4.Stormwater detention ordinances applies to this property.5.Reconstruct and size existing box culvert under BatteryStreet. 6.Realign Battery Street with Gill Street.7.Move sidewalk to right-of-way line.8.Provide drainage easement. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main relocation required prior to startofconstruction. AP&L:No Comment received. Arkla:No Comment. Southwestern Bell:No Comment. Water:A water main extension will be required to servethemini-warehouse portion of the project. Fire Department:No Comment. Count Plannin :No Comment received. 3 March 4,1 SUBDIVISION ITEM NO.:11 (Cont.)FILE NO.:S-1176-A CATA:Approved as submitted,near Routes ¹1,¹8 and ¹22. F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No Comment. Landsca e Issues: Areas set aside for buffers and landscaping meet with ordinance recpxirements. Screening will be recpxired along the east and south property lines.It is suggested that evergreen trees be used along the south buffer area. Prior to a building permit being issued,a detailed landscape plan must be approved by the Plans ReviewSpecialist. G.ANALYSIS: The applicant submitted a revised site plan on February 17,1999.The revised plan addresses most of the concerns asraisedbystaffandtheSubdivisionCommittee. The revised site plan shows nine (9)parking spaces as recpxired by ordinance.The proposed Comcast building (Phase I)complies with the ordinance recpxirements for building setbacks and height. The applicant is recpxesting a deferral of the Gill Street improvements adjacent to Phase II until Phase II development or five (5)years,whichever occurs first.TheapplicantisalsorecpxestingawaiveroftheBatteryStreet improvements.Public Works has indicated a recommendationofdenialofthedeferralandwaiverrecpxests.To staff's knowledge this is the main issue left to be resolved. H .STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to thefollowingconditions: 1.Compliance with the recpxirements as noted in paragraphs D,E and F of this report.2.Phase II (miniwarehouse development)must comply with theconditionsaspreviouslyapprovedandnotedinthe"Background"paragraph of this report. 4 March 4,1S SUBDIVISION ITEM NO.:11 (Cont.)FILE NO.:S-1176-A 3.Staff recommends approval of the variance for reducedsideyardsetbacksforPhaseII.4.Staff recommends denial of the requested deferral of GillStreetimprovementsandtherequestedwaiverofBatteryStreetimprovements. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) James Hoch and Dana Wannemacher were present,representing theapplication.Staff gave a brief description of the site plan. In response to questions from staff,the applicants noted that the building would be grey in color with a split-face block faqade.It was noted that there would be very little,if anysignage.The applicants also noted that the office hours would be from 8:00 a.m.to 5:00 p.m.,Monday through Friday and thattherewouldbeanoccasionalafterhoursvisitbyaservicetechnician. The Public Works requirements were discussed.There was a lengthy discussion concerning the required street improvementstoBatteryStreetandGillStreet.The applicants noted that adeferralwouldprobablyberequestedfortheBatteryStreet improvements and the Gill Street improvements adjacent to PhaseII.The applicants also felt that the existing box culvert under Battery Street was not adjacent to this property,and thatthiswouldbeclarifiedpriortothepublichearing. The screening and landscape requirements was briefly discussed.It was noted that screening to the east and south would be needed. After the discussion,the Committee forwarded the application tothefullCommissionforfinalaction. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on this application,as there were no further issues for resolution. There were no objectors to this matter. Public Works supported a deferral of street improvements to GillStreet,adjacent to Phase II,for two (2)years.Public Worksalsosupportedadeferralofsidewalkconstructiononthewest 5 March 4,19 SUBDIVISION ITEM NO.:11 (Cont.)FILE NO.:S-1176-A side of Gill Street for five (5)years or until future development occurs. The applicant informed staff that the Battery Street improvements would be done with Phase I.Public Works notedthattherewerenodrainageissuesalongthesouthpropertyline. The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 6 March 4,19 ITEM NO.:12 FILE NO.:S-1233-A NAME:Chenal Office Plaza —Subdivision Site Plan Review LOCATION:Southwest corner of West Markham Street and Atkins Road DEVELOPER:ENGINEER: Rees Development,Inc.McGetrick and McGetrick 12,115 Hinson Road 319 E.Markham Street,Ste.202LittleRock,AR Little Rock,AR 72201 AREA:4.64 acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:0-3 ALLOWED USES:General Office PROPOSED USE:General Office VARIANCES/WAIVERS REQUESTED:None requested. BACKGROUND: The 4.64 acre site is zoned 0-3.The southern portion ofthisproperty(approximately 3 acres)was rezoned to 0-3 on January 16,1979 by Ordinance No.13,580.The northern portion (approximately 1.64 acres)was zoned 0-3 prior to that date, with the Rock Creek Zoning Plan in 1977-78. The Planning Commission denied a proposed site plan for this property on January 21,1999 because of site design related issues.The applicant has revised the site plan and resubmitted the application for Planning Commission review. A.PROPOSAL/REQUEST: The applicant is proposing to construct two (2)officebuildingsonthe4.64 acre site.A two-story,46,200squarefootbuildingisproposedtobelocatednearthe March 4,1S SUBDIVISION ITEM NO.:12 (Cont.)FILE NO.:S-1233-A north end of the property and a one-story 24,000 squarefootbuildingistobelocatedwithinthesouthernhalf oftheproperty.The applicant has noted that the buildingswillbeusedfor0-3 permitted uses. There are 255 parking spaces shown on the proposed siteplan.Two (2)access drives are proposed from Atkins Road.There will be no direct access from West Markham Street. A portion of Lorena Avenue and Malekin Street are proposedtobeabandonedaspartofthissiteplanapplication.Neither section of right-of-way has ever been constructed.Public Works has indicated support of the abandonmentrequests. B.EXISTING CONDITIONS The 4.64 acre site is relatively level and has been mostlyclearedoftreesovertheyears.There are some treesalongthewestpropertylineonthenorthernsectionofthisproperty(between this property and the church to thewest). The property is in an area of mixed uses and zoning.Thepropertynorthofthissite,across West Markham Street,contains a new bank office building and the Office Max sitewhichiscurrentlyunderconstruction.The property acrossAtkinsRoadtotheeastcontainsanautodealershipandacommercialdevelopmentwhichisalsounderconstruction.The property to the west contains a vacant R-2 zoned stripofproperty,a church,the Bale Chevrolet detail shop,one(1)single-family residence and an undeveloped 0-3 zonedpieceofproperty.There is an existing single familyneighborhoodimmediatelysouthandsouthwestofthispropertyandtothesoutheastacrossAtkinsRoad. C .NEIGHBORHOOD COMMENTS: The Gibralter Heights/Point West/Timber Ridge and ParkwayPlaceNeighborhoodAssociationswerenotifiedofthepublichearing.As of this writing staff has received one (1)letter from a nearby property owner who expressed concernsabouttheproposeddevelopment. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Atkins Road and West Markham Street are listed on theMasterStreetPlanascollectorstreets.Dedication ofright-of-way to 30 feet from centerline is required. 2 March 4,19 SUBDIVISION ITEM NO.:12 (Cont.)FILE NO.:S-1233-A (Existing traffic on West Markham-near Atkins Road-is, 2,900 vehicles/day). 2.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to these streets including 5 foot sidewalks with planned development.3.Driveways as shown are acceptable.4.Plans of all work in right-of-way shall be submitted for approval prior to start of work.5.Stormwater detention ordinance applies to this property.6.Close Lorena Avenue and Malekin Street before building permit is issued. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available on site,not adverselyaffected. APSL:No Comment received. Arkla:No Comment. Southwestern Bell:A 5 foot utility easement is requested along the west and south property lines. Water:Contact the Water Works regarding meter size(s) and location(s).The L.R.Fire Department needs to evaluate this site to determine whether additional fireprotectionwillberequired.An easement must be retained for an existing water main in Lorena Dr. Fire Department:Place fire hydrants per code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Too much parking for the site;pedestrian access within the site appears inadequate. F.ISSUES/TECHNICAL/DESIGN: Plannin Division:No Comment. Landsca e Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A minimum of 60 percent of the existing trees within the required 14 foot wide western land use buffer must be preserved. 3 March 4,1& SUBDIVISION ITEM NO.:12 (Cont.)FILE NO.:S-1233-A A 6 foot high opaque wood fence or dense evergreenplantingsarerequiredalongthewesternandsouthernperimetersofthesite.If the proposed structures are tohavenowindowsordoors,other than those required forsafetyalongtheirwesternside,then no additionalscreeningisrequiredinthoseareas. The existing trees within the area of Lorena Avenue right-of-way should be preserved. It is recommended that at least one third of the trees tobeplantedareofevergreenvariety.Additionally,it is recommended that at least 50 percent of the trees along thesouthernperimeterbeevergreen. Prior to a building permit being issued,a detailedlandscapeplanmustbeapprovedbythePlansReviewSpecialist. G.ANALYSIS: The applicant submitted a revised site plan to staff onFebruary17,1999.The revised plan addresses some of theissuesraisedbytheSubdivisionCommittee.The applicanthasnotedthatelevationswillbeprovided. The applicant has moved the southernmost building forward,toward Atkins Road,with two rows of parking between thebuildingandAtkinsRoad.This building has increased from24,000 square feet to 25,000 square feet in area.Thetotalnumberofparkingspaceshasdecreasedfrom255 to231spaces.The ordinance requirement for parking for thisdevelopmentis153spaces.The revised plan does not showthelocationoftherequiredscreeningfences. The revised site plan meets or exceeds all zoning ordinancerequirementspertainingtobuildingsetbacks,buildingheight,landscaped areas,buffer areas and parking.Staffcontinuestofeelthattheproposedsouthernmostbuildingshouldbemovedforwardtotheeastbuildinglinewithalloftheparkingtotherear.Staff feels that this issueshouldbediscussed. 4 March 4,1S SUBDIVISION ITEM NO.:12 (Cont.)FILE NO.:S-1233-A H.STAFF RECOMMENDATIONS: Although staff feels that this revised site plan is an improvement over the previous plans,and the proposed planconformstoordinancestandards,staff continues to be oftheopinionthatthesouthernmostbuildingneedstobe moved forward as noted in paragraph G.of this reportbeforethesiteplancanbefullysupported. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Pat McGetrick was present,representing the application.Staff gave a brief description of the site plan,noting the revisions from the last plan. Staff noted that the southernmost building should be moved toward the street with parking to the rear (west side)of thebuilding.This was briefly discussed by the Committee.It was determined that a row or two of parking in front of the building with the majority of the parking behind the building would beacceptable. In response to a question from staff,the applicant noted thatthedumpstersonthissitewouldbeservicedonlyduring daylight hours. The Public Works and landscape/screening requirements were alsobrieflydiscussed. There being no further issues for discussion,the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION:(MARCH 4,1999) Pat McGetrick and John Rees were present,representing theapplication.Staff gave a brief description of the proposedsiteplanandnotedseveralchangeswhichhadbeenmadesincethepreviousapplication.Staff noted that it was staff's opinion that the southernmost building should be moved to theeastbuildinglinealongAtkinsRoad. Pat McGetrick addressed the Commission in support of theapplication.Mr.McGetrick noted the changes which had been made in the site plan since the previous application. 5 March 4,1& SUBDIVISION ITEM NO.:12 (Cont.)FILE NO.:S-1233-A Commissioner Putnam stated that if the one-story building were moved to the east building line then the heating and air units would be along Atkins Road.He stated that the buildinglocationwithtworowsofparkingontheeastsidewas a good compromise. In a response to a question from Commissioner Rahman,Mr. McGetrick stated that the southernmost drive could be moved to the north to line up with the existing drive on the east side of Atkins Road. Commissioner Hawn asked if the Fire Department would be comfortable with the move in the driveway. Bob Turner,of Public Works,stated that Public Works would notobjecttothetwodrivewaysliningup.He stated that moving the southernmost drive would cause the need for a variance for driveway spacing and Public Works would not be opposed to thevariance. Chief Webb noted that he would have no problem with the southernmost drive being moved to the north.He stated that he only needed a 40 foot drive to the building. Ralph Desmarais addressed the Commission with concerns.Hestatedthatthehomestothesoutharepassivesolarhomes and should be preserved.He stated that the building design should blend in with the neighborhood.He stated that this item should be deferred until the Land Alternative Task Force comes tocertainconclusions. Diane James addressed the Commission with concerns.She statedthatshelivesinthehouseimmediatelysouthofthissite, along Atkins Road.She stated that she would like the development to start north of an existing drainage ditch on the property.She also noted concern with the southernmost drive. Mary Douglas also addressed the Commission with concerns.Shestatedthatshewouldliketoseeonlyonerowofparkingalong the east side of the one-story building.She also expressed concerns with the number of parking spaces,with relation tofuturetransitinthisarea.Her last concern related to the southernmost drive and its close relationship to the residential property.She noted options for moving the driveway. 6 March 4,1b SUBDIVISION ITEM NO.:12 (Cont.)FILE NO.:S-1233-A Mr.Turner stated that he had discussed the driveway locations with Mrs.Douglas.He stated that he had no problem with a driveway on the West Markham street frontage.He also statedthattherewasenoughstreetfrontagealongAtkinsRoadfortwodrives.He stated that direct access to Lorena Avenue to the west would not be acceptable. There was general discussion relating to driveway locations andthesouthbufferarea. Mr.McGetrick stated that he did not want a drive from West Markham Street.He stated that if the southernmost driveway were moved to the north,a double row of parking would be neededalongtheeastsideofthebuildingtohaveadequateturningand maneuvering area.Mr.McGetrick also stated that the southernmost dumpster would be moved toward the center of theproperty. Commissioner Nunnley asked where the heating and air units wouldbe.Mr.McGetrick stated that if the building were left with two rows of parking on the east side,the heating and air units would be on the back side (west)of the building. There was additional discussion relating to driveway location. There was also a brief discussion relating to building design. Mr.Rees stated that the buildings would be all brick and would have sloped roofs.He stated that there would be a decorativeparapetalongthefrontofthebuilding. The location of the driveway along the south side of the one-story building was discussed.Mr.McGetrick stated that thedrivewaywouldcirclethebuildingbutnotexitoutontoAtkinsRoad.Mrs.Douglas expressed concerns with this driveway. Commissioner Berry asked what staff's opinion was of therevisionsinthesiteplanwhichhavebeendiscussed.Staff noted approval of the revisions. A motion was made to approve the application with the followingrevisions: a.Moving the southernmost drive north to line-up with the drive on the east side of Atkins Road. 7 March 4,1S SUBDIVISION ITEM NO.:12 (Cont.)FILE NO.:S-1233-A b.Moving the southernmost dumpster to the center of the property. c.Approval of the variance for reduced spacing of the two drives on Atkins Road. Staff added the following conditions to the motion: a.Compliance with the Public Works,Utility,Fire Department and Landscape Comments. b.Any site lighting should be low-level and directed away from adjacent property. c.All dumpster servicing must be done during daylight hours. The motion was seconded.The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 8 74en ~I2-g-/233-A.RE:Chenal Office Plaza,Hearing March 4,1999 Dear Planning Commissioners 8 City Planning Staff: The new proposal is improved and some needs discussed have been remedied.We hope the Chenal/Rees Office Plaza will attain the quality of the Ozark Bank development. We are surprised to find,however,that a driveway on Atkins has been moved South to within 50 feet of the first house.This is not in keeping with enhancement of the neighborhood and the Chenal Office tenants will experience difficulty and hazardous access/egress to their "home"just as we will.Here is why: 1)233 parking spaces,approximately 87 over minimum.Atkins,a residential street on the Master Street Plan,cannot safely absorb that number in terms of traffic volume with 2,500 cars already circulating a in 24-hr. traffic study of April '8.The Office Max and Cropper developments in progress plus this one will increase that number by the end of 1999.3,000 cars is the carrying capacity of this width road with improvements.We had speed humps put in so we could safely back out,and the proposed South driveway is now nearer us than the humps! 2)The proposed South Driveway approximately 200'rom Valleywood (a cul-de-sac style subdivision)with the 2,500 plus volume described above is too close together for flow and safety.There are also many hills and other visibility hazards. 3)Bringing the conflicting land uses —an Office driveway--just 50'romeachotherwhenacrossthestreetthereisatransitionof165'etween rear Valleywood houses and beginning of Cropper parkinglot,sabotages the value of this transition and the quality of the neighborhood. 4)If some existing parking spaces are simply moved to the rear of the 1-story,the developer still has the wedge of enough parking spaces to ask for Commercial later,and the City Planning team and Planning Commissioners that are part of City Planning now probably will not be when future requests for rezoning could occur.That's the domino effect because what looks Commercial cannot stand up to past discussions long forgotten. FOR MUTUAL ENHANCEMENT WE WOULD PROPOSE THE FOLLOWING shown in the attached drawing: 1)3 Driveways Total:on Atkins,Markham,8 Lorena.Drivers have flexibility and safe access/egress distances;cars are distributed 3 ways, alleviating congestion at any one driveway/road.Atkins DW is 360'rom first house.Markham DW is 165'rom Atkins intersection.Lorena DW is approximately 250'rom the Collector,Gamble Road,which connects with Markham and Chenal.Public Works has a solution,no doubt,for fitting the driveway with the end of the proposed abandoned road. 2)1-Story Bldg.is 25'onger,if desired.2-Story Bldg.has same square footage,although the slightly longer side now runs along Atkins. 3)215 Parking spaces.69 over minimum required. 4)50'outh transition between land uses enhances both with greenspace instead of looking like they are amputated from each other. 5)Dumpsters are easily accessed by depositors,removers,and screened by adjoining existing trees,away from residences. Prevention at the.drawingboard stage is worth a pound and decades of cure! ,8+&ws 1Q. L ~s ~ I I I ~I 1 ~~ ~'I I,g 5% 0 1 0 'QS %%Pgl ~C 0 0 pl 0 T ~0 ~I r ~~ March 4, 1'TEM NO.:13 FILE NO.:S-1242 NAME:Comcast —Subdivision Site Plan Review LOCATION:7621 Enmar Drive DEVELOPER:ENGINEER: Comcast Cablevision Hoch Associates 801 Scott Street 809 S.Calhoun Street,Ste.500LittleRock,AR 72201 Fort Wayne,IN 46802 AREA:2 .17 acres NUMBER OF LOTS:1 FT.NEW STREET:0 ZONING:I-2 ALLOWED USES:Industrial PROPOSED USE:Accessory equipment buildingforexistingComcast substation VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL/RE VEST: Comcast Cablevision proposes to construct a 612 square footaccessorybuildingatits7621EnmarDrivesite.Thepurposeofthebuildingistohousesignalequipmentspecificallydesignedforinteractionwiththeirfiberopticcablingsystem.The building will be unmanned exceptforamaintenancecrewwhichwillinspecttheequipmentapproximatelyonceperweek. The 2.17 acre site is zoned I-2 and contains three existingbuildingsof2,060 square feet,258 square feet and 202squarefeetalongwithseveralsatellitedishesandatower.The eastern portion of the property is wooded. The proposed building will be located approximately 50 feeteastoftheprincipalbuilding.The building is aprototypedesignwhichis26.83 feet long by 22.83 feetwideand9.38 feet in height,and constructed of precastconcrete.A 10 foot by 10 foot concrete equipment pad will March 4,1h SUBDIVISION ITEM NO.:13 (Cont.)FILE NO.:S-1242 be located adjacent to the proposed equipment building tosupportaself-contained generator. B.EXISTING CONDITIONS: The site contains an existing Comcast office building andtwosmallaccessorybuildings.There is also a tower with guy wires at the northeast corner of the office buildingandseveralsatellitedishes. The general area is primarily industrial in nature.AlladjacentpropertyiszonedI-2. C.NEIGHBORHOOD COMMENTS: As of this writing,staff has received no public comment onthisitem.The Wakefield and Cloverdale NeighborhoodAssociationswerenotifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Enmar Drive is listed on the Master Street Plan as acollectorstreet;dedication of right-of-way to 30 feetfromcenterlineisrequired.2.Property frontage requires sidewalks and ramps in conformance with current ADA standards.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 forapprovalpriortostartofwork. E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer available,not adversely affected. AP6L:No Comment received. Arkla:No Comment. Southwestern Bell:No Comment. Water:No objection. Fire Department:No Comment. Count Plannin :No Comment received. CATA:Approved as submitted. 2 March 4,1~ SUBDIVISION ITEM NO.:13 (Cont.)FILE NO.:S-1242 F .I S SUES/TECHNICAL/DESIGN: Plannin Division:No Comment. Landsca e Issues: A landscaping upgrade ecpxal to the expansion proposed will be required prior to a building permit being issued. G.ANALYSIS: The applicant submitted a revised site plan to staff on February 17,1999.The revised site plan addresses theissuesasraisedbystaffandtheSubdivisionCommittee. The revised plan shows the sidewalks as required by Public Works.The applicant notes that an upgrade in landscapingwillbedoneasrequired. The proposed building conforms to the setback and heightregulationsoftheZoningOrdinance.The proposed equipment building requires no additional parking on thesite. There being no further issues for resolution,staff feelsthattheproposedequipmentbuildingwillhavenoadverse impact on the adjacent property. H .STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject tocompliancewiththerequirementsasnotedinparagraphs DandFofthisrequest. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) James Hoch and Dana Wannemacher were present,representing theapplication.Staff gave a brief description of the site plan,noting that the proposed accessory building conforms to zoningordinancestandards. The Public Works requirements were briefly discussed.The applicants indicated no problems with these requirements. The landscape comment was also briefly discussed. 3 March 4,1S SUBDIVISION ITEM NO.:13 (Cont.)FILE NO.:S-1242 There being no further issues for discussion,the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION:(MARCH 4,1999) The staff presented a positive recommendation on this application,as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made.The motion passed by a voteof9ayes,0 nays and 2 absent. 4 March 4, 1'TEM NO.:14 FILE NO.:S-1243 NAME:Alexander LLC Mobile Home Park —Subdivision SitePlanReview LOCATION:Near the northeast corner of Alexander Road and the MoPac railroad right-of-way DEVELOPER:ENGINEER Alexander LLC McGetrick and McGetrick111CenterStreet319E.Markham Street,Ste.202LittleRock,AR 72201 Little Rock,AR 72201 AREA:41.08 acres NUMBER OF LOTS:122 FT.NEW STREET:0 ZONING:R-2 ALLOWED USES:Single-Family residential PROPOSED USE:Mobile Home Park VARIANCES/WAIVERS REQUESTED:None requested. A.PROPOSAL/REQUEST: The applicant is proposing a site plan and a preliminaryplatforthepropertynearthenortheastcornerofAlexanderRoadandtheMoPacRailroadright-of-way,partially within the City of Alexander.The portion of the41.08 acre tract that is within the City of Little Rock isproposedtoberezonedfromR-2 to R-7 (Item 14.1)to allowamobilehomepark.The applicant is proposing to developtheentire41.08 acre mobile home park complying with theCityofLittleRock's Subdivision and Zoning Ordinance. The mobile home park will consist of 121 mobile home sitesandwillbeaccessedfromAlexanderRoad.The applicantwillprovidetherecreationandstorageareasaccording toordinance. The applicant will plat the property in conjunction withtheproposedsiteplan.The proposed plat shows Tract A,mobile home lots 1-121 and the proposed 50 foot access and March 4,1S SUBDIVISION ITEM NO.:14 (Cont.)FILE NO.:S-1243 utility easement from Alexander Road.Tract A will bereservedforafutureequipmentbuildingforafiberoptics company,which will be submitted as a conditional usepermitatalaterdate. The applicant has noted that it is the intent to developtheentiremobilehomeparkatonetime. B.EXISTING CONDITIONS: The property is undeveloped and primarily overgrown withsmalltreesandbrush.There are a few single-familyresidences,a small office building and an auto repair shopacrossAlexanderRoadtothesouthwest.There is arailroadalongthesoutheasternpropertylinewith approximately two dozen manufactured homes on the oppositesideoftherailroadright-of-way. The Crooked Creek floodway is located along thenorthwesternpropertyline,with a concrete plant to thenorthwestontheoppositesideofthecreek.UndevelopedR-2 zoned property is located to the north. C.NEIGHBORHOOD COMMENTS: As of this writing,staff has received no public comment onthisitem.The Quail Run Neighborhood Association and NormFloydwerenotifiedofthepublichearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Provide design of all interior streets conforming withresidentialstreetstandards,Section 31-201,including4-foot sidewalks,with planned development.2.Plans of all work in right-of-way shall be submitted for approval prior to start of work.3.Dedicate Floodway as a Drainage Easement to the City.4.Stormwater detention ordinance applies to this property,with planned development. 5.A sketch grading and drainage plan,a special flood hazard permit,and a special grading permit for flood hazard areas are required.Arkansas Department of Pollution Control and Ecology (ADPCE)and NPDES permitsarealsorequired. 6.The Finish Floor elevation is required to be shown onplatandgradingplans,with planned development.7.Show right-of-way and location of Earl D.Miller Lane andStaffordRoad. 2 March 4,1S.~ SUBDIVISION ITEM NO.:14 (Cont.)FILE NO.:S-1243 8.Provide public access to R-2 property adjacent tonortheast. E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater:Sewer main extension required with easementstoservealllots. APSL:No Comment. Arkla:No Comment. Southwestern Bell:No Comment. Water:On site fire protection will be required. Fire Department:Place fire hydrants per code.Contact Dennis Free at 918-3752 for details. Count Plannin :No Comment received. CATA:Approved as submitted. F.ISSUES/TECHNICAL/DESIGN Plannin Division:No Comment. Landsca e Issues:No Comment. G.ANALYSIS: The applicant submitted a revised site plan to staff onFebruary17,1999.The revised plan appears to address theissuesasraisedbystaffandtheSubdivisionCommittee. The applicant has provided the recreation space and pavedstoragespacesasrequiredbyordinance.The areas arelocatednearthenorthwestandsoutheastcornersoftheproperty. The following zoning and subdivision requirements apply tothedevelopmentofthemobilehomeparkandtheplacementoftheindividualmobilehomes: 1.A 25 foot setback is required around the park boundary.A50footsetbackisrequiredforlotsadjacenttorailroadright-of-way. 2.The mobile home park must be screened on all sides.3.The minimum setback from a service easement is 20 feet.4.The minimum separation between mobile homes is 20 feet.5.Two paved parking spaces (9 foot by 20 foot each)arerequiredoneachmobilehomelot. 3 March 4,1S SUBDIVISION ITEM NO.:14 (Cont.)FILE NO.:S-1243 The applicant needs to determine if the R-2 zoned propertytothenortheasthaslegalaccessfromanotherdirection.If not,an access easement through this property will need to be provided.Otherwise,to staff's knowledge,there are no other outstanding issues associated with this site plan and preliminary plat. H .STAFF RECOMMENDAT IONS: Staff recommends approval of the site plan/preliminary platsubjecttothefollowingconditions: 1.Compliance with the requirements as noted in paragraphs D,E and G of this report.2.The property needs to be final platted prior to development,to provide legal access to the property from Alexander Road. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Pat McGetrick was present,representing the application.Staff gave a brief description of the site plan.Staff reviewed several zoning and subdivision ordinance requirements for mobile home parks. In response to questions from staff,Mr.McGetrick noted that itistheintenttodeveloptheentiremobilehomeparkinone phase.Mr.McGetrick also stated that it would be determined whether or not the R-2 zoned property to the northeast has legalaccess.If not,an access easement would be provided. The Public Works Comments were briefly discussed.The discussion primarily focused on whether or not the City could require street improvements to County Line Road,given the fact that this section of the property is in the City of Alexander. After the brief discussion,the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION:(MARCH 4,1999) Staff informed the Commission that the applicant did not send proper notification to property owners within 200 feet as required.Staff noted that the application needed to be 4 March 4,19 SUBDIVISION ITEM NO.:14 (Cont.)FILE NO.:S-1243 deferred in order for new notices to be mailed out,and that the applicant had requested deferral to the March 18,1999 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 18,1999 agenda.A motion to that effect was made.The motion passed by a vote of 9 ayes,0 nays and 2 absent. 5 March 4,399 ITEM NO.:14.1 FILE NO.:Z-6628 Owner:Alexander LLC Applicant:McGetrick and McGetrick Location:North of MoPac Railroad,eastofandadjacenttoAlexandercitylimits(part of Section 18,T-1-S,R-13-W) Request:Rezone from R-2 to R-7 Purpose:Develop a new mobile home park(see S-1243,Alexander LLC Mobile Home Park Site Plan Review) Size:23.8+acres Existing Use:Vacant,undeveloped land SURROUNDING LAND USE AND ZONING North —Undeveloped and floodway;zoned R-2 South —Railroad right-of-way and undeveloped;zoned R-7AEast—Undeveloped;zoned R-2 West —Alexander city limits PUBLIC WORKS COMMENTS Comments from S-1243,Alexander LLC Mobile Home Park SitePlanReview 1.Provide design of all interior streets conforming withresidentialstreetstandards,Section 31-201,including4-foot sidewalks,with planned development.2.Plans of all work in right-of-way shall be submitted forapprovalpriortostartofwork.3.Dedicate Floodway as a Drainage Easement to the City.4.Stormwater detention ordinance applies to this property,with planned development.5.A stretch grading and drainage plan,a special floodhazardpermit,and a special grading permit for floodhazardareasarerequired.Arkansas Department ofPollutionControlandEcology(ADPCE)and NPDES permitsarealsorequired. 6.The Finish Floor elevation is required to be shown onplatandgradingplans,with planned development. March 4,999 ITEM NO.:14.1 (Cont.)FILE NO.:Z-6628 7.Show right-of-way and location of Earl D.Miller Lane andStaffordRoad. 8.Provide public access to R-2 property adjacent tonortheast. PUBLIC TRANSPORTATION ELEMENT The site is not located on a CATA bus route. NEIGHBORHOOD ASSOCIATION NOTIFICATION Norm Floyd and the Quail Run Neighborhood Association werenotifiedoftherezoningrequest. LAND USE PLAN ELEMENT The property is located in the Otter Creek PlanningDistrict.The Land Use Plan recommends MH,Mobile Home forthesite.The Chicot West/I-30 South Neighborhood Action Plan recommends mobile home for the property.The R-7 rezoning request conforms to the adopted Land Use Plan andtheNeighborhoodActionPlan. STAFF ANALYSIS The request before the Commission is to rezone this undeveloped 23.8+acre tract from R-2 Single Family to R-7 Mobile Home Park District.The property is part of alarger,41+acre total,site which is proposed for development as a 125 lot mobile home park.The western 18+acres of the development are located in the City of Alexander.A site plan review for development of themobilehomeparkisitemno.14 on this agenda,S-1243, Alexander LLC Mobile Home Park Subdivision Site Plan Review.Access to the property is through Alexander,off of County Line Road. The property is located at the very southwest corner of theCityofLittleRock.The Alexander city limits abut thesitetothewest.The properties adjacent to the north andeastareundeveloped.An area of floodway is located alongthenorthernboundary.The main line of the Missouri-Pacific Railroad forms the southern boundary of the site. 2 March 4,999 ITEM NO.:14.1 (Cont.)FILE NO.:Z-6628 An area of undeveloped R-7A zoned property is located beyond the railroad to the south.The railroad and floodway isolate this site from other properties in the City of Little Rock. The Otter Creek District Land Use Plan recommends Mobile Home (MH)for the site.The R-7 rezoning request conformstotheadoptedLandUsePlanandtheChicotWest/I-30 South Neighborhood Action Plan. That portion of the property which lies within the regulatory floodway will be zoned OS,Open Space.Of the23.8+acres proposed for rezoning,approximately 7+acreslieinthefloodway. Staff believes the rezoning request to be appropriate.The proposed R-7 soning conforms to the adopted Land Use Plan and Neighborhood Action Plan and is compatible with surrounding uses. STAFF RECOMMENDATION Staff recommends approval of the requested R-7 soning withthatportionofthesitewhichlieswithintheregulatory floodway to be zoned OS. PLANNING COMMISSION ACTION:(MARCH 4,1999) The applicant was present.There no objectors present.Staff informed the Commission that the applicant had sent an incorrect "notice of public hearing"and the item neededtobedeferredforpropernotification. The item was placed on the Consent Agenda and deferred totheMarch18,1999 meeting.The vote was 9 ayes,0 noes and 2 absent. 3 March 4, 1'TEM NO.:15 FILE NO.:Z-1166-B NAME:Pulaski Heights Christian Church Conditional Use Permit LOCATION:4724 Hillcrest Street OWNER/APPLICANT:Pulaski Heights Christian Church/ Laura Brown PROPOSAL:To obtain a conditional use permitfortheexistingchurchat4724HillcrestStreet,with a secondary use for either a private elementary school and/or Mother's Day Out program;also,to construct a parking lot on the north side of the church.The property is zonedR-2,Single Family Residential. ORDINANCE DESIGN STANDARDS: 1.Site Location: The existing church site is located on the north side ofHillcrestStreet,at the northeast corner of Hillcrest andSpruceStreets. 2.Com atibilit with Nei hborhood: This site is located on property which is zoned R-2 SingleFamilyResidentialandissurroundedonthenorth,east,and south by R-2 zoned property.To the west the propertyiszonedR-5,High Density Urban Residence District,and tothesouthwestthezoningisR-4,Two Family Residential. The area around the site is being used for residential homes,primarily single family,with some apartments and aduplextothewestandsouthwest.The new parking lot willhelpreduceon-street parking for the church and will alsoprovideon-site parking for the school.This should reducetheimpactontheneighborhood.Staff feels the proposalforincreasedparkingandasmallelementaryschooliscompatiblewiththeneighborhood. March 4, 1'UBDIVISION ITEM NO.:15 (Cont.)FILE NO.:Z-1166-B The Hillcrest and Prospect Terrace Neighborhood Associations were notified of the public hearing. 3.On-Site Drives and Parkin The proposal shows one access drive into the new parkinglotfrombothSpruceStreetandthealley.No structural changes to the church are being made affecting seatingcapacity,so there are no new parking requirements for thechurch.The school use will generate a requirement for ten(10)parking spaces which the new lot would provide.This requirement is based on one space per classroom for grades 2 through 6,and 6 spaces for the one classroom for grades 7 and 8.The area at the east end of the church marked"gravel"should be paved and tapered access provided to thealleytoserveasadropoffareafortheschool. Currently,there are 10 parking spaces on site along thealleyforchurchuse. 4.Buffers and Screenin a.The northern full buffer width without transfers is 9 4feet.The minimum width is 6 feet.b.The on site street buffer width along Spruce Street mustbeaminimumwidthof6feet.c.A 6 foot high opaque screen,either a wooden fence ordenseevergreenplantings,is required along the northernperimeterofthesite. d.Prior to a building permit being issued,a detailed landscape plan must be approved by the Plans ReviewSpecialist. 5.Public Works Comments: a.Spruce and Hillcrest Streets are recommended to beconstructedascommercialstreets,i.e.,either (a)31feetpavementwidthandparkingononeside,or (b)36feetpavementwidthandparkingonbothsides.Dedication of right-of-way to 30 feet from centerline isrequired(existing traffic on Hillcrest Street is 1,200vehicles/day.) b.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreets,including 5-foot sidewalks,with planneddevelopment. 2 March 4,lb SUBDIVISION ITEM NO.:15 (Cont.)FILE NO.:Z-1166-B c.Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy.d.Property frontage needs to have sidewalks and rampsbroughtuptocurrentADAstandards.e.Plans of all work in right-of-way shall be submitted forapprovalpriortostartofwork.f.Driveways shall conform to Sec.31-210 or Ordinance16,577. g.Rehabilitate asphalt surface in alley'inimum width ofridingsurfaceshallbe18feet.h.Reconstruct alley apron to minimum standards,with minimum 10-foot radii at alley turnouts.i.Relocate power pole for two-way traffic in alley.j .Stormwater detention ordinance applies to this property. 6.Utilit and Fire De artment Comments: Water:No objection. Wastewater:Sewer available on site,not adverselyaffected. Southwestern Bell:Approved as submitted. ARKLA:Approved as submitted. Entergy:No Comments received. Fire Department:Approved as submitted. CATA:Served by CATA bus routes ¹1 and ¹22.Approved assubmitted. 7.Staff Anal sis: The applicant is requesting a conditional use permit toconstructaparkinglotonthenorthsideofthechurchstructure.It would take up almost all of the area betweenthechurchandthenorthpropertyline,from Spruce Streetonthewesttothepavedalleywhichboundsthepropertyalongtheeastside.The new parking lot would add 10spaces.Currently,the only on-site parking is an areacontaining10parkingspacesalongthealley. The proposal also includes a secondary use for anelementaryschool,grades 2 through 8,or a "Mother's Day 3 March 4,1~. SUBDIVISION ITEM NO.:15 (Cont.)FILE NO.:Z-1166-B Out"type program,on the second floor of the church. The school would operate from approximately 7:00 a.m.to5:00 p.m.Monday through Friday.There would be approximately 32 students in 5 classrooms in a 3,900 squarefootarea.The school would have 8 paid staff members. The "Mother's Day Out"program would have a maximum of 25children,operate at most Monday through Friday,and havethreeorfouremployees. The church has been in existence since before there was a requirement for a C.U.P.The addition of the parking lot and the secondary use both generate the need to apply for the C.U.P.The church use is included in the C.U.P.to permit the church under current requirements.It would bepermitted"as is"to include the nonconforming front setback of only 7 4 feet at the southwest corner of thebuilding.Otherwise current setbacks are met.The adjustments requested at the Subdivision Committee to provide the full 6 foot landscape buffer have been made. The church has stated it cannot afford,and does not feel it should have to make street improvements because of this small parking lot project.However,to meet this requirement theyhavechosentomakethein-lieu payment of 15%. This R-2 zoned property is surrounded by mostly R-2 residential properties,with some R-4 and R-5 residentially zoned property to the west,all in a nice well-kept neighborhood.Staff believes this is a reasonable use ofthesiteandwouldbecompatiblewiththeneighborhoodas long as proper screening is installed along the north property line. 8.Staff Recommendation: Staff recommends approval of the conditional use permitsubjecttocompliancewiththefollowingconditions: a.Comply with comments under "Buffers and Screening."b.Comply with Public Works Commentsc.If any exterior lighting is installed,it must bedirecteddownwardandinwardtothepropertyand notdirectedtowardanyresidentialarea. d.The number of students in the school is limited to 35students,and in the "Mother's Day Out"Program islimitedto25students. 4 March 4,1S SUBDIVISION ITEM NO.:15 (Cont.)FILE NO.:Z-1166-B SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Jean Hampton and Sheila Primm,church board members,were present representing the application.Staff gave a brief description of the proposal. Public Works reviewed in some detail their comments, requirements supporting those comments and options.Comments under "Buffers and Screening"were also reviewed emphasizing the need for a six foot buffer to the north and west of the new parking lot,and a 6 foot high opaque screen required along the north property line. The commissioners briefly discussed the street improvements required and asked what type of school was going in. There being no further issues,the Committee accepted the proposal and forwarded it on to the full Commission for final resolution. PLANNING COMMISSION ACTION:(MARCH 4,1999) Richard Adams,Pastor,and Laura Brown board member and applicant,were present representing the application.There were three registered objectors present.Staff presented the item with a recommendation for approval subject to compliance with conditions listed under "Staff Recommendation." Evelyn Behrle,church board member,spoke about three concerns the church was aware of regarding this application.Regarding parking,they will address any problems any of the neighbors bring to their attention through directions to the congregation and even policy changes if needed regarding how and where their church members park.Regarding traffic,the school would adjusttheirstarttimessonottooccuratthesametimeasthe current "rush hour."The new parking lot will be one way from Spruce Street to the alley and provide a drop off area for the school traffic.Regarding noise,in the morning school children when dropped off will be required to go directly into school and not play outside.During recess time,there would be a maximumofabout10childrenplayingoutsideatanyonetimeandtheywillbesupervised.The maximum of 35 students is a ceiling.If the school wanted to grow beyond that number,the church could not accommodate any more. 5 March 4,1S,~ SUBDIVISION ITEM NO.:15 (Cont.)FILE NO.:Z-1166-B Pastor Richard Adams stated that they have no plans or intentions to expand the church facilities or grounds by buying additional property in the area. Mr.John Harris spoke in opposition and said he represented nine other neighbors in the area,all who oppose this proposal for the school part of the request,primarily for concerns about noise.He stated that people bought houses in this area with the understanding that there was no school here.Now,the school is being added.Also,garbage collection is done in the alley and he is concerned of impact on that service by thetrafficintheafternoon. Mr.Bill Revis spoke in opposition.His main concerns weretrafficandparkingmadeworstbytheschool.He stated that the parking lot by itself would probably help the parkingsituationforthechurch,but he didn'want the school traffic. Ms.Linda Capriotti spoke in opposition to the entire proposal. She stated that she felt the parking lot would be ugly no matter what landscaping was done and the grass there now should stay. She stated that she didn'want to live near a parking lot.Shealsoexpressedherconcernovertheincreasedtrafficcausedbytheschoolandstatedshedoesn't want any increase in trafficforanyreason. Commissioner Nunnley asked what the required buffers and screening requirements would be for the parking lot.Staff responded that the ordinance requires a minimum six foot wide buffer to the north and west and a six foot tall opaque screen along the northern perimeter. Commissioner Berry asked for clarification about the applicant'sin-lieu payment for street improvements.Staff responded that the applicant had chosen the in-lieu payment and that the money would be paid to the City who would then be responsible for making the improvements.If the money it not used for those improvements within 10 years,the money would be returned to the applicant with interest. Commissioner Rahman asked for clarification as to what was causing the applicant's request for the parking lot,was it the church use,the school use,or both.Staff's response was that the church wants the parking for both uses but only the school use requires there be parking added to the site.The request is 6 March 4,1S. SUBDIVISION ITEM NO.:15 (Cont.)FILE NO.:Z-1166-B for both added parking and school use and would have to be voted on as such.The staff's position was that the parking could not be voted on separately without the school use,and the applicant stated they did not want to separate them.Commissioner Rahman asked if there was any way to prevent there being any future growth requests at this site.Staff stated you could not prevent future requests from being made,but future requests would not have to be approved. Commissioner Berry commented that this exhibits the judgement required in accommodating growth and change within existing neighborhoods,meeting needs within the area versus preventing sprawl and excessive movement out to West Little Rock.A balance must be made on a case-by-case basis,he stated. A motion was made to approve the application as submitted to include staff comments and recommendations.The motion passed by a vote of 8 ayes,0 nays and 3 absent. 7 March 4, 1'TEM NO.:16 FILE NO.:Z-6624 NAME:L.R.Fire Station (Rahling Road)— Conditional Use Permit LOCATION:4500 Rahling Road,southwest corner of Rahling and Taylor Loop Roads OWNER/APPLICANT:Trinity Presbyterian Church (Sale pending to City of Little Rock)/Betty Riley PROPOSAL:To obtain a conditional use permitforafirestationat4500Rahling Road on vacant property zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1.Site Location: This site is at the southwest corner of the intersection ofRahlingRoadandTaylorLoopRoad,currently vacant andbeingpurchasedbytheCity. 2.Com atibilit with Nei hborhood: This site and all the surrounding areas are zoned R-2,Single Family Residential.To the west is a naturaldrainageditchandthebackofseveralresidentialpropertiescontainingsinglefamilyhomes.To the south isvacantproperty.To the east across Rahling Road a newchurchisbeingconstructed.To the north across TaylorLoopisvacantland. This site is densely wooded particularly along the ditch onthewestsideoftheproperty.The City intends to leaveasmuchofthatvegetationundisturbedaspossible.Thefacilitywillbebuiltinastylecompatiblewith surrounding homes,and natural or wood fence screening willbeprovidedtowardsresidentialareas.Staff believes thisusewouldbecompatiblewiththeareawiththesestepstaken. March 4,1' SUBDZVZSZON ZTEM NO.:16 (Cont.)PZLE NO.:Z-6624 The Westchester and Secluded Hills Neighborhood Associations were notified of the public hearing. 3.On-Site Drives and Parkin The proposal includes one access drive from Rahling Roadintotheemployeeparkingarea.Another access drive wouldenterthesitefromTaylorLoopRoadandbeusedprimarily by the fire truck.Adequate turning and parking is provided on the site plan.Fourteen parking spaces are shown which would accommodate eight employees,twovisitors,and four satellite parking spaces for city employees. 4.Buffers and Screenin a.A total of 6 percent of the interior of the proposed southern parking lot must be landscaped with interiorisland(s)as long as the lot contains 16 or more spaces.b.A 6 foot high opaque screen is required to the west and south of this project.This screen may be a wooden fenceordenseevergreenplantings.Credit can be given forexistingtreesandvegetationthatsatisfiesthisyear- round screening requirement.c.The City Beautiful Commission recommends preserving as many existing trees on this site as feasible.ExtracredittowardfulfillingLandscapeOrdinancerequirements can be given where preserving trees of 6 inch caliper orlarger. d.Prior to a building permit,a detailed landscape plan must be approved by the Plans Review Specialist. 5.Public Works Comments: a.Taylor Loop Road is listed on the Master Street Plan as acollectorstreet;dedication of right-of-way to 30 feet from centerline is required.(No traffic counts areavailableforTaylorLoopRoadorRahlingRoad.)b.A 20 feet radial dedication of right-of-way is requiredatthecornerofTaylorLoopRoadandRahlingRoad.c.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreets,including 5-foot sidewalks,with planned development. 2 March 4, 1'UBDIVISION ITEM NO.:16 (Cont.)PILE NO.:Z-6624 d.Realign driveway on Taylor Loop Road with Oaks BluffDrive.e.Plans of all work in right-of-way shall be submitted forapprovalpriortostartofwork.f.Stormwater detention ordinance applies to this property.g.Dedicate drainage easement to the City for the ditch onthewestsideofthesite. 6.Utilit and Fire De artment Comments: Mater:No objection.The Mater Works may wish to install awatermainacrossthispropertyinconjunctionwiththisproject.An acreage charge of $300 per acreappliesinadditiontonormalcharges. Wastewater:Sewer available,not adversely affected. Southwestern Bell:Approved as submitted. ARKLA:Approved as submitted. Entergy:No Comments received. Fire Department:Approved as submitted. CATA:This site is not currently served by a CATA bus route. Approved as submitted. 7.Staff Anal sis: The City of Little Rock is requesting a conditional usepermitforafirestationtobelocatedonthis2.65 acreR-2 zoned property.This additional station is required inorderforthecitytomaintainitscurrentClassIIfirerating.To do this,fire stations must be no more than 3milesapart.Currently in this area the closest station is5milesaway. This is the third site in this general area that the cityhaschoseninordertomeetitsrequirementsandbesensitivetoneighborhoodconcerns.The City hasnegotiatedacontracttopurchasethislandfrom TrinityPresbyterianChurch,pending approval of the C.Q.P. 3 March 4, 1'UBDIVISION ITEM NO.:16 (Cont.)FILE NO.:Z-6624 The proposed plan meets all required setbacks,driveway, screening,landscape,buffer,and parking requirements. The fire department and city staff are working to minimize the effects on the residents surrounding this site inseveralways.The construction style will confozm with theexistingneighborhoodhomesasmuchasisfeasible. Landscaping and/or fencing will be installed to screen theresidentialareafromthestation.The ditch area will beleftinitsnaturalstateandeveryeffortwillbemadetoleaveasmuchnaturalvegetationaspossible. Staff has received one letter and two phone calls fromresidentsintheareaofthissite.Terry Glover,aresidentonWestleyDrive,which is to the west of thesite,phoned in his objection to the station'location. Don Foster,a resident on Oaks Bluff Drive called and sent a letter.He approves the location,but wants no access taken from Taylor Loop Road. Staff believes this is a reasonable use of this site andwillbecompatiblewiththeneighborhoodwhenthoseefforts mentioned above are accomplished. 8.Staff Recommendation: Staff recommends approval of this conditional use permitsubjecttocompliancewiththefollowingconditions: a.Comply with comments under "Screening and Buffers."b.Comply with Public Works Comments.c.Construct the facility to confozm with the style ofexistinghomesinthesurroundingarea.d.All exterior lighting must be directed downward and inward to the site. SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11,1999) Betty Riley was present representing the application.Staff gave a brief description of the proposal. Public Works reviewed their comments.Also,comments regarding"Landscaping and Buffers"were reviewed.The commissioners also commented that the station should be constructed in a style 4 March 4,1S SUBDIVISION ITEM NO.:16 (Cont.)FILE NO.:Z-6624 compatible with nearby homes.Staff also pointed out that all exterior lighting must be directed downward and inward to the property. Ms.Riley mentioned that the fire department wants to put up a nice monument style sign.The Committee asked her to provide details of the sign and where it will be located.The Committee requested that sidewalks be shown on the plan and that the south parking be reduced to fourteen spaces. There being no further issues,the Committee accepted,pendingsiteplanrevisions,the proposal and forwarded it on to the full Commission for final resolution. STAFF UPDATE: All requested site plan changes have been submitted. PLANNING COMMISSION ACTION:(MARCH 4,1999) Chief Webb,L.R.Fire Chief,and Betty Riley were present representing the application.There were five registered objectors present.Staff presented the item with a recommendation for approval of the proposal subject to compliance with the conditions listed under "Staff Recommendations." Jim Lawson,L.R.Planning and Development Director,began the discussion by stating that this is the third site in this area upon which the city has attempted to put this fire station.The other two sites met with stiff neighborhood opposition.Staff feels this is the best site to meet everyone'needs. Betty Riley,Asset Management Administrator for the City ofLittleRock,spoke in favor of the proposal and stated that thisfirestationisneededtomaintainaCLASSIIfireratingfor the whole city.Without this station the rating would go down and everyone's fire insurance costs in Little Rock would most likely be increased.Extensive negotiations have taken place and the city feels this is the best site with everything taken into consideration.In response to Commissioner Nunnley's question Ms.Riley explained what the objections were to the other two sites and what had been done to arrive at this site. 5 March 4,1b SUBDIVISION ITEM NO.:16 (Cont.)FILE NO.:Z-6624 Mr.Tad Marvin spoke in opposition.He objected to the station being this close to the residential area and the noise that would result. Mr.George Goetz spoke in opposition.The rear of his property abuts this site.He agreed with Mr.Marvin's comments about noise and added his additional concern about bright lights emanating from the site,and that it would devalue his property and negatively impact his quality of daily life at home.He bought his property with the fact that it was surrounded by R-2 zoning and believed that meant it would be surrounded by homesites.He stated he felt the station should be placed where there are not already developed homes surrounding it.Then future property owners would know up front that they were buyingbesideafirestation,rather than being surprised with a later addition of a station next to their home. Mr.Terry Glover spoke in opposition.He also objected to thestationbeinglocatedclosetoexistinghomes,his being one of them,and agreed with Mr.Goetz's objections.He felt that additional effort should be spent to find a site that would not negatively impact existing homes and still meet the need.Healsoraisedtheissuethatthispropertydoesfloodfromthe adjacent drainage ditch and extra measures will be needed so flooding does not impact this station. Mr.John Dickens spoke in favor of the proposal.He felt thestationwouldbeagoodneighbortothechurchwhichhe represented and provide valuable services.He added that the church looked at developing the property for residential use andthatwasnotveryviablebecauseofthelargedrainageditch through the area.He felt this type of use would be less detrimental to the ditch and natural vegetation along it,and be a good use of an otherwise difficult site to develop.He alsofeltthisstationwouldfillavoidinfireprotectionthathe saw in this area. Don Foster spoke in favor of the proposal in general but didobjecttotheaccessforthefiretruckbeingontoTaylorLoop Road.He felt that this good site would be made much better if the truck access was on the opposite end of the building,or atleastwasontoRahlingRoadratherthanTaylorLoopRoad.Then a maximum buffer could be maintained along Taylor Loop toward Oaks Bluff where he lives. 6 March 4,1S SUBDIVISION ITEM NO.:16 (Cont.)FILE NO.:Z-6624 Mr.Lawson added additional background information as to how the city identified the current gap in fire protection requirements which is driving the need for a station within a small site- candidate area.He added a suggestion that the Planning Commission request that a fire station Master Plan be developed for the City of Little Rock so that future sites would be identified so that people buying in the areas could know where future fire stations will be located.This would prevent this current situation of having to come into developed neighborhoods and add stations,surprising and disrupting existing residents. Commissioner Nunnley stated that he felt the City had done very good work in identifying a need,finding and negotiating to obtain a site to meet that need,but then failed to work well with all the citizens being impacted.He added that he felt that a better effort should have been made to explain to,and work with the residents to lessen the impact as much as possible. Ms.Vivian Mitchell,home owner at the corner of Taylor Loop and Oaks Bluff Road,spoke in opposition.She expressed concern about the noise and lights disrupting her since her master bedroom would face the driveway onto Taylor Loop.She would prefer the current peace and quiet without a fire station. Mr.John Towne,president of the Westchester-Heatherbrae Neighborhood Association,spoke in favor of the proposal.He thanked City Manager Cy Carney,Betty Riley,and Chief Webb for sitting down with the neighborhood association and working with them and keeping them informed.He was involved in the site selection and supports it.He did state they would like to see steps taken to lessen the impact as much as possible. Commissioner Hawn questioned the value of the fire rating and related costs versus the inconvenience to,and disruption of the neighbors. Commissioner Berry commented that the increase in fire stations and the noise accompany them is a necessary part of growth and living in the city.He stated that he was impressed by theeffortsoftheCitytomitigatetheimpactsontheneighborhoodatthissite. 7 March 4,19 SUBDIVISION ITEM NO.:16 (Cont.)FILE NO.:Z-6624 A motion was made to approve the application as submitted to include staff comments and recommendations.The motion passed by a vote of 7 ayes,0 nays,3 absent,and 1 abstention by Commissioner Putnam. 8 82-23-1999 87:26P'ROM TO 9 '6863 P.81 ~gg O'C-ES QQuE.57 E P February 21,1999 I Tq':QR Planning Commission cga Mz'.Jim Connatal Fax:371-6863 I re;proposed fire station 4500 Rahiing road I;wrate to you in January to oppose the location of the fire stsatioa.,which was then proposed on oaks Bluff drive.we were subsequently fortunate to help the city find a better site on Rah1ing road less than 100 yards away.The current proposal will have less impact on the surrounding neighborhoods than the previous sites.'he city has considered on Taylor Loop road.It is almost perfect,considering that a fire station must be placed in an area dense0.$populated by existing subdivisions with single family homes. (I Therei are two last significant points of contention,however,that need t;o be addressed.The fire station,as proposed,would be very well hidden and buffer'ed from the adjacent subdivisions except for the fire truck's entrance on Taylor Loop road.The Westchester- Heatherbrae Neighborhood Association would obviously prefer that the fire truck's entrance be moved to the opposite end of the site (encl:.).A reasonable compromise would be to change the entrance (on t'e current plan)to be on Rahling road.,rather than on Taylor Loop,rjoad,The fire trucks will probably go left towards Hinson zIoad .'tpe majority of the time,so they will have to make a left turn Iacross traffic regardless of which street the entrance faces. AccejsI from Rahling road would be more logical,and this would allow ithe nice,natural buffer on the north side of the site (next to Tay'lor Loop road and Oaks Bluff drive)to be further enhanced. ('.The current proposal would remove znost of the exis'ting trees on thi~s side of.the property,and the truck'large driveway would pIreIvent any enhancement of the buffer.)Also,the station is not cen @red on the current si te as well as one would expect,since the SitetS generbuS frOntage On Rahling ROad would alloW it tO be . shifted a little further south,i.e.away from Taylor Loop road. I:re@est,therefore,that you recommend that,2)the fire truck's entrance be relocated to Rahling road,and 2)that the fire station and its parking lots he shifted a little south on the si te.These changes will make the current proposal acceptable to.the neighbor- hood'association.Thank you for your consideration in this matter. I I Sincyrely, I D'on Poster 4318 Oaks Bluff Drive I cc:Westchester-Heatherbrae Neighborhood Association, A1d,(g I I TOTAL P.81 82 23 199o -,I58AM FROM TQ 93716863 ~.81 (..:.=.y&&---.Q =-aOV cfog LOOj ----'-- PP .QQ/g~-IIrIW DEEIICATI .'~'«~~~Sf'i~y //(ltvE -p .;,&,~ j i,I/ /1 0 g Q ~x 'Q(;E-~t-----:)---'-X-/./ /.~.',./ /r w/ /Pp I i Lot 40 gw (~I /.- I I ' (.pI"-/I ') // 2 ',,'i t A'i tl',"j',~ / I""'..r~)"iI'i;t-F AsEM(.=N -.I 8-~~~(r.,oi /r r I iu'aryPC g /II . T /EAJ I ':l.-.,.)/, I .//,' .I IC4 /I /I 'gr /C=)I '7 'I I/I gi i I I 5 ~t,/I / I ~'(r', 'I,I 3Q=3+9 0(':'~'~/"'I::; iIIrIEI EILot43l, / /I I ,O j': NP9.'SA'Se"W '3-,2y-..j. TOTAL P.81 March 4,15 ITEM NO.:17 FILE NO.:Z-6572-A NAME:Entel/Telecorp (Flint Ridge Road)—Tower Use Permit LOCATION:8124 Flint Ridge Road (behind Oak Park Baptist Church) OWNER/APPLICANT:Oak Park Baptist Church/Don Brown (Telecorp) PROPOSAL:To obtain a Tower Use Permit for a 175 foot tall Wireless Communication Facility at 8124FlintRidgeRoadbehindtheOak Park Baptist Church on property zoned R-2,Single Family Residential.This would raise the height of an existing 150 foot tower by 25 foot. ORDINANCE DESIGN STANDARDS: 1.Site Location: This is an existing wireless communication tower locatedbehindtheOakParkBaptistChurchonFlintRidgeRoadtothenorthwestoftheI-430 exit for Stagecoach Road. 2.Com atibilit with Nei hborhood: This site and most of the surrounding property is zoned R-2,Single Family Residential except for a small area to theeast,northeast which is zoned C-4 Open Display Commercial. The existing tower is located on church property,behind and to the northwest of the church.The immediate surrounding area on three sides is tree covered with lightunderbrush.To the west is a salvage yard,south is vacantland,southeast is the church,about 400 feet to the eastandnortheastaresomeresidentialhomes,and to the northisvacantandtreecovered.Staff feels this is areasonableareaforthistowersite,and while visible fromresidentialproperty,it is not adjacent to any residences, and with proper screening of the ground equipment it shouldbecompatiblewiththeneighborhood. March 4,1& SUBDIVISION ITEM NO.:17 (Cont.)PILE NO.:Z-6572-A The Crystal Valley Neighborhood Association was notified ofthepublichearing. 3.On-Site Drives and Parkin There is one access easement and drive from Flint Ridge Road along the east side of and behind the church to the tower site.Adequate parking is provided for a maintenancevehicleatthetowerleasesite. 4.Buffers and Screenin Opaque screening of the ground equipment from residentialareasisrequired.Prior to a building permit being issued a detailed landscape plan must be approved by the Plans Review Specialist. 5.Public Works Comments: No Comments. 6.Utilit and Fire De artment Comments: Water:No objection. Wastewater:Sewer service not required for this issue.No comment. Southwestern Bell:Approved as submitted. ARKLA:Approved as submitted. Entergy:No Comments received. Fire Department:Approved as submitted. CATA:This site is not currently served by a CATA bus route. Approved as submitted. 7.Staff Anal sis: This existing wireless communication tower site was grantedadministrativelyausepermitfora150foottoweron September 14,1998.Since that time,system testing showedthisheighttobeinsufficienttomeetoperationalneeds.Therefore,Telecorp has applied for a tower use permit to 2 March 4,1& SUBDIVISION ITEM NO.:17 (Cont.)FILE NO.:Z-6572-A permit a 175 foot tower.This proposal requires a towerusepermitbecauseoftheheight,and the fact that thesetbackfromthetovertoresidentiallyzonedproperty islessthanthenevheightofthetower. The site is behind the Oak Park Baptist Church,surrounded by trees on most of three sides,but it lies on,and is surrounded by,mostly residentially zoned property.Therearenoresidencesadjacenttotheleaselot,but it isvisibletohomesespeciallytotheeast,and the church tothesoutheast.Proper screening of the equipment villreducethatvisibilityatgroundlevel. The setback to residential property to the south and westisonly172feet,3 feet short of the height of the tower. A variance will be required for this reduced setback aswellastheheight.However,the distance to the closestbuildingisabout200feettothevestandthatisasalvageyardbuilding.All other requirements have beenmet. Staff feels this is a reasonable use of this site and willhaveaminimaldetrimentalimpactontheneighborhood. 8.Staff Recommendation: Staff recommends approval of the tower use permit,with avarianceallowingfora175foottowerandsetbackstothewestandsouthof172feet,subject to compliance with comments under "Screening and Buffers." SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 11 1999) Chris Villines was present representing the application.Staffgaveabriefdescriptionoftheproposal. The issue of collocation with other towers about 2,400 feet tothesoutheastwasbroughtupanddiscussedwithcommissioners,as well as why the additional height was required at thislocation.Mr.Villines was asked to submit a letter statingthatthoseothertowersspecificallyhadbeenexaminedandwhytheycouldnotbeused. 3 March 4,19 SUBDIVISION ITEM NO.:17 (Cont.)FILE NO.:Z-6572-A There being no further issues,the Committee accepted the proposal and forwarded it on to the full Commission for final resolution. PLANNING COMMISSION ACTION:(MARCH 4,1999) Chris Villines was present representing the application.There was one registered objector present.Staff presented the item with a recommendation for approval of the proposal subject to compliance with the conditions listed under "Screening andBuffers."Staff also recommended approval of the variance allowing for a 175 foot tower with setbacks to the west and south of 172 feet. Mr.Villines commented that the additional 25 feet in height would prevent the need for at least one,and possibly two, additional monopole antennas that might otherwise be required to provide service. Commissioner Adcock asked questions about limiting the additional height to 20 feet,plus the setback from residential property and how that is measured.She also expressed her concern about cell phone providers trying to work the system by getting approval through administrative procedures for a tower, then coming back later to the Commission and asking to extend an existing tower.She also asked about collocation and stealth technology to reduce visibility of the towers.She emphasized though that she is not against cell phone towers,she has a cell phone herself.A lengthy discussion followed about these issues.Mr.Villines stated that 20 feet could work for now, but monopole sections come in 25 foot lengths.Staff responded that the setback is measured from the outside edge of the monopole to the abutting property line. Commissioner Hawn asked about the concept of shorter towers as a trend versus taller towers,and the accuracy of computer modeling to project where and how tall towers need to be.Mr. Villines responded that the shorter towers may occur down the road,but not now,and that the computer generally does a very good job.He added that this was the only site they had to revise in their entire system for a computer modeling error. Mr.Norm Floyd spoke in opposition to the proposal.He commented about some problems with the current ordinance and its interpretation,accuracy of computer projections for tower 4 March 4,19 SUBDIVISION ITEM NO.:17 (Cont.)FILE NO.:Z-6572-A location and height,legality of the original tower,precedent set by approving variances to stated standards,and the feasibility of this tower as a collocation site at a height less than at the top of the tower when Entel'antenna must be at the top for its service. Commissioner Berry commented that he felt this location was an excellent location to be less impactful to residential neighborhoods.He also made the point that he has no problem with reviewing requests for variances,situations will come up that may substantiate the need to adjust set standards depending on needs. Steve Giles,City Attorney,provided clarification regarding several issues brought up.First,the existing tower is not illegally sited;it met ordinance requirements for administrative approval.Secondly,the setback requirement from residential property is for esthetic reasons,not safety,and the distance is to abutting property,not the property the towerislocatedon.Thirdly,the question of towers/antenna's extending only 20 feet above existing structures pertains to attached structures not free standing towers.This is a free standing tower or WCF with its own support structure and is not an attached WCF. A motion was made to approve the application as submitted to include staff comments and recommendation,and the variance for the 175 foot height and 172 foot setback to the west and south. The motion passed by a vote of 7 ayes,0 nays,3 absent and 1 abstention by Commissioner Putnam. 5 March 4,1999 SUBDIVISION ITEM NO.:18 FILE NO.:G-23-292 Name:Alley right-of-way abandonment Block 58 College Park Addition Location:Between Carnes Avenue & Franklin Avenue,North ofFrazierPike. Owner/A licant:Graham Temple Church of God in Christ Receue s t:To abandon the 12 .5 feet wide by 300 feet long alleyinBlock58,College Park Addition between Carnes and Franklin Avenues. STAFF REVIEW: 1.Public Need for This Ri ht-of-Wa Alley is not currently constructed as a public alley. 2.Master Street Plan The Master Street Plan reflects no need for this section of the alley. 3.Need for Ri ht-of-Wa on Ad'acent Streets This is an alley abandonment. 4.Characteristics of Ri ht-of-Wa Terrain The terrain is flat covered by grass. 5.Develo ment Potential Owners would like to expand existing church. 6.Nei hborhood Land Use and Effect The general area is made up of a residential and commercial neighborhood. 1 March 4,1999 SUBDIVISION ITEM NO.:18 FILE NO.:G-23-292 7.Effect on Public Services or Utilities Entergy —has no objection to the abandonment. AEKLA —has no objection to the abandonment. Southwestern Bell —has no objection to the abandonment. Water Works —has no objection. Wastewater Utility —has no objection. Fire Department —has no objection to closure. Neighborhood and Planning —has no objection to abandonment. 8.Reversionar Ri hts All Reversionary rights will extend to the property owners. 9.Public Welfare and Safet Issues Abandoning this alley will have no adverse effects on the public welfare and safety. STAFF RECOMMENDATION: Staff recommends approval of alley abandonment between Carnes and Franklin Avenues in Block 58 College Park Addition. PLANNING COMMISSION ACTION:(March 4,1998) The staff presented a positive recommendation on this application.There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff.A motion to that effect as made and passed by a vote of 9 ayes,0 nays and 2 absent. 2 March 4,1S ITEM NO.:19 KANIS ROAD DESIGN OVERLAY DISTRICT NAME:Kanis Road Desi n Overla District LOCATION:Kanis Road from the intersection of Shackleford Road and the intersection of Chenal Parkway REQUEST:Establishment of a Design Overlay District SOURCE:Kanis Road Task Force STAFF REPORT: In the fall of 1996 the Board of Directors directed staff to undertake a s tudy of the Kanis Road Corridor .A nine membercitizencommitteewasappointedtoserveastheKanisRoad Corridor Study Committee.The Committee began meeting in December of 1996.The group met on a regular basis for 9 months and discussed items related to the Kanis Road Corridor.One of the items discussed was the concept of a Design OverlayDistrict. Some of the things discussed for inclusion in an overlay were; shared parking,limited curb cuts,building heights,building setbacks,a 50 foot natural strip to be included in the buildingsetback,the development of a mature tree ordinance and pedestrian friendly sidewalks. The Kanis Committee presented several recommendations for roadway design,future land use and the concept of a Design Overlay District to the Planning Commission in October 1997. There was not a majority vote by the Planning Commission on one recommendation and the study was not forwarded to the Board. In March 1998 staff developed and presented to the Board recommendations for future land use,roadway design and itemsforinclusioninaDesignOverlayDistrict.In May 1998 the Board of Directors referred the Kanis Road Corridor study backtothePlanningCommissionwhichheardtheiteminJune1998. The Commission recommended:the future land use plan presented by staff;an enhanced two-lane roadway with bike paths andcenterturnlaneatmajorintersectionswitha90footrightof way;and the concept of a Design Overlay District for the Kanis Road Corridor. March 4, 1'UBDIVISION ITEM NO.:19 (Cont.)KANIS ROAD DESIGN OVERLAY DISTRICT As this was happening the Rock Creek Neighborhood Action Plan Committee began meeting in January of 1998.Kanis Road was the Neighborhood Action Plan's southern boundary.Over the 10 months the committee met issues related to the Kanis RoadCorridorwerediscussed.A concern of the group is as the cityexpandswest,there is a significant reduction of mature trees and natural vegetation. The Rock Creek Neighborhood Action Plan was presented to the Planning Commission (October 1998)and the Board of Directors (December 1998).The Neighborhood Action Plan committee recommended the adoption of a Design Overlay District for theKanisRoadCorridor,which includes:preservation of thecharacter;facilitation of vehicular,bicycle and pedestrian movement. On November 17,1998 (Resolution No.10 409)of the City ofLittleRockBoardofDirectorsendorsedtheconceptoftwoseparateDesignOverlayDistrictsfortheKanisRoadcorridor and directed staff to work with the Planning Commission andpropertyownersalongtheKanisRoadcorridortodevelopandcompletetheKanisRoadOverlayDesignDistrictOrdinance. To obtain public input a meeting was held on December 14,1998attheParkwayPlaceBaptistChurchtodiscusswithinterestedpersonstheDesignOverlayDistrictconcepts.Participants were informed to the proposed roadway design,proposed land useplanandtheproposedDesignOverlayDistrictconceptsfortheKanisRoadCorridor. Mr.Lawson also presented the concept of two Design OverlayDistrictsfortheKanisRoadCorridor.Overlay One (1)extendsfromShacklefordRoadtoBowmanRoadandOverlayTwo(2)extends from Bowman Road to the intersection of Kanis Road and Chenal Parkway. Mr.Lawson explained in Overlay One there would be a two acre minimum development size,a 30 foot natural buffer frontingKanisRoadandparkingwouldbeallowedfrontingtheroadway.Buildings would have a minimum 60 foot setback,rear yards wouldhavea40footsetbackandsideyardshavea30footsetback. Mr.Lawson indicated ground mounted signs would be no more than 8 feet in height and 100 square feet in area.Wall mountedsignswouldbenomorethan8%of the building facade.Curbcutswouldbeallowedataminimumof600feetapart.Currentlycurbcutsarealloweda300footspacing.He also indicated 2 March 4,1b SUBDIVISION ITEM NO.:19 (Cont.)KANIS ROAD DESIGN OVERLAY DISTRICT properties,which are located on corner lots,would have their primary entrance fronting a side street and the Kanis Roadaccesswouldbearight-in/right-out only access.He alsoindicatedthisdesignconceptwouldbeamajorchangetotheMasterStreetPlan.Should a property owner be unable to meettheserequirementsthepropertyownerwouldfileforaPlanned Zoning Development. He then addressed the primary differences in Overlay One andOverlayTwo.With Overlay Two the buildings would be placed 45footfromtheright-of-way of the roadway,rear yards have a 15footsetbackandsideyardshavea10footsetback.Signageallowancesarelesswiththemaximumallowancebeingtwosquarefeetinareaforeverylinearfootoffrontagenottoexceed84squarefeetandeightfeetinheight.Wall mounted signs shallbenomorethan4%of the building facade. In response to a question concerning the depth of the DesignOverlayDistrict,Mr.Lawson stated the depth would be thefirstlotor300feetshouldthelotsbelongandnarrowasinthecaseofWhiteRoad. Several comments addressed the current policy of roadwayconstruction.Citizens felt the property owners should not bearthecostofthedevelopmentoftheroadway.Some suggested thecityissuebondstopayfortheconstructionoftheroadway. One person asked if the design standards for Kanis Road were tocorrectthemistakemadewithdecidingtokeepChenalParkwayafourlaneroadway. Several people questioned the donation of lands for thedevelopmentofbiketrailsandwalkingtrails.The commentssuggestedthatifthecitywantedtheseamenitiesalongKanisRoadthentheright-of-way should be purchased,or thesefacilitiesshouldbelocatedelsewherethanalongamajorroadwaywherelandpriceswerevaluable.A survey for theproposedroadwaydesignandtheDesignOverlayDistrictwaspresentedtotheparticipants.Also written comments weresolicited. The Commission deferred this item from the January 21,1999agendatotheFebruary4,1999 agenda.Several issues werediscussedasapartoftheKanisRoadCorridorStudywiththeDesignOverlayDistrictnotbeingforwardedtotheBoardofDirectors.The motion was made to support the Kanis Road DesignOverlayDistrictinconceptonlywithmorediscussiononissues 3 March 4,1C SUBDIVISION ITEM NO.:19 (Cont.)KANIS ROAD DESIGN OVERLAY DISTRICT of concern. Since the February 4,1999 public hearing staff has met with persons who raised concerns at the public hearing.Some of theissueshavebeenaddressedandcorrectedothersareattachedfor review by the Commission. STAFF RECOMMENDATION: Staff recommends approval of the Design Overlay District for the Kanis Road Corridor. PLANNING COMMISSION ACTION:(MARCH 4,1999) This item was deferred by the Planning Commission until March 18,1999 agenda. 4 Thursday,February 11,1999 2i03 Ph I o:Donna James From:Ramsay Ball,661-9936 Page:2 of 3~gq To:Donna James From:Ramsay Ball Date:February 11,1999 Subject:Kanis Road —Overlay and Road Design Thank you for meeting with me yesterday to discuss some concerns that we have with the proposed overlay/road design.This memo is a summary of those concerns. My primary concern is the use of an overlay for Kanis Road.I am currently serving on the Landscape/Land Alteration Task Force,where are in the process of reviewing and strengthening the current ordinances concerning tree preservation,landscaping and excavation.I feel that new city-wide ordinances are a much better solution to public concerns about growth than attempting to use a "stop-gap"measure to address issues on a single stretch of road.Many of the concerns about Kanis have been voiced about other streets throughout the City.Do we need to do an overlay for every street in Little Rock? Regardless of the above,please consider the following: 1.Building setbacks contained in the proposed overlay are very restrictive.There are many small properties on Kanis,with shallow depth or limited frontage.The proposed setbacks will render many properties un-buildable. 2.We support the use of "monument"ground-mounted signs.However,each building &onting on Kanis should be allowed to have a sign.This may be the intent of the ordinance,but it is not clear. 3.The landscaping requires are overly restrictive as to grading.The proposed ordinance allows grading for streets,driveways and utility corridors,but does not allow grading or cutting of trees for buildings and parking.In addition,the topography of the area is very hilly,and without site- wide grading very few buildings can be constructed on Kanis Road. 4.The proposed landscaped buffers are very restrictive for small lots. 5.Locating dumpsters only on the side of buildings insures that they will be seen &om the street. 6.The tree section has very questionable requirements —such as locating a tree every 6 feet on the &ont of the property.This will not allow large trees to grow.In addition,Kanis Road would have a very limited streetscape —a tree every 6 feet for 3.5 miles.Would this look good?Requiring 49 trees per acre appears to be very excessive.If you try to protect the drip-lines,you need to reserve almost '/~of the property for trees.I think the Task Force draft tree ordinance is much better. 7.The proposed overlay limits grading to sites ready to build.Many developments are constructed in phases,and site-wide grading is necessary f'rom both utilization and cost perspectives.Otherwise, a development would have steep grades or retaining walls between each building,which limits landscaping and greatly increases costs.Once the first building is ready to go,the whole site should be prepared. 8.The utility section states that all utilities should be in the rear of each site.The topography of a site and the local utility companies will dictate the location oP utilities. The proposed overlay has many good features that should be applied throughout the City of Little Rock. However,some of the specifics are extremely restrictive,especially considering the small lots that exist on Kanis.It appears that almost every potential project would require a waiver from the proposed overlay requirements. -L(.~iq Design Overlay District —Kanis Road Office/Commercial Purpose and intent.The purpose of the Kanis Road Overlay District is to superimpose an overlay zone utilizing landscaped and buffer standards to enhance the general quality of commercial and office development or structures located on Kanis Road;by providing buffers to neighboring residences and other commercial uses;increase public safety by guiding traffic;by minimizing the impact of commercial development and structures on the drainage system;by decreasing the amount of paved area;and by coordinating green space and signage in commercial and office areas while reducing visual clutter. l.Application of district regulations. A.The regulations in this ordinance shall be in addition to and shall overlay all other zoning districts and other ordinance requirements regulating the development of land so that any parcel of land lying in the overlay district shall also lie within one or more of the other underlying zoning districts.Therefore,all property within this overlay district will have requirements of both the underlying and overlay- zoning district in addition to other ordinance requirements regulating the development of land.In case of conflicting standards between this ordinance and other City of Little Rock Ordinances,the overlay requirements shall control. B.These regulations apply to all development,redevelopment or expansion of existing development with the exception of single family and duplex development under zoning districts R-l,R-2,R-3,and R-4,or PUD submission s as required. 2.District boundaries.The Kanis Road Overlay District shall encompass all land with Kanis Road frontage for a depth of 300 feet from the west intersection of Kanis Road and Shackleford Road (eastern boundary)and the intersection of Kanis Road and Bowman Road (western boundary). 3.Building setbacks. A.All principal and accessory buildings or structures are required to have a sixty (60)foot build to line from the property line abutting Kanis Road. B.All principal and accessory buildings or structures are required to have a forty (40)foot building setback from the rear property line. C.All principal and accessory buildings or structures are required to have a thirty (30)foot building setback from the side property lines. 4.Fences. A.Chain link fences and razor or barbed wire fences are prohibited. B.Ornamental iron fences may be appropriate when compatible with the style of the development. ~4. C.The use of shrubs or hedges as an alternative to fencing is encouraged along rear and side property lines when a nonresidential development abuts a residential development. 5.Signage. A.All wall-mounted signs shall cover no more than eight (8)percent of the building facade. B.All ground-mounted signs shall be of a monument type design,which may be installed in the landscaped areas of the front and side yards. C.Each separate development will be allowed a single ground mounted sign located on the building site or in the landscaped front yard of the development.Multiple tenants of the same development will be required to share a single ground mounted sign.The sign shall be a maximum of eight feet in height and one hundred (100)square feet in area. 6.Access Points and Parking Lots. A.If a parcel has frontage on a secondary road,the two way drive access points shall occur on the secondary roadway.In these instances an exit shall be a right out only onto Kanis Road. B.There shall be one common point for entrance and exit on Kanis Road and the driveway shall be shared between two (2)parcels with the center of the access point being located on the property line.In no instance will the access points be less than 600 feet. C.Parking lots shall be situated in a manner as to allow for shared parking between development on adjacent parcels D.Parking lots shall have a minimum of 30 feet set back line from Kanis Road. E.Handicapped access parking shall be provided pursuant to ADAAG 4.1.2(5)(a)and 4.6.3. F.Passenger loading zones shall be provided pursuant to ADAAG 4.6.6. 7.Landscaping. A.Landscaped areas shall attempt to incorporate existing on site trees and shrubbery into the landscaping scheme.No grading,cutting of trees or brush exceeding three (3)inch in diameter,or disturbance of prominent natural features shall be performed except for minimal disturbance necessary to permit streets,driveways, or utility corridors.The public right-of-way and areas reserved for future rights- of-way in compliance with the adopted Master Street Plan shall not be used to satisfy the requirements of this section. B.Within the landscaped area trees shall be planted or be existing at least every twenty feet and if planted have a minimum of two inches in diameter when measured twelve inches from the ground.Planted trees shall be placed at least two (2)feet from existing right-of-way as dictated by the Master Street Plan for roadway design.Landscaping shall be used to establish a visual and physical boundary between parking lots and roadways. C.Rear and side yards shall have a landscaped buffer averaging a minimum depth of twenty (20)feet from the property line.Where such yards abut a street right-of- way,other than Kanis Road,a fifteen foot landscaped strip shall be required. Along Kanis Road a thirty (30)foot planted buffer will be required. D.When nonresidential development abuts residential development the use of a natural buffer such as shrubbery or hedges is encouraged and shall be a minimum of twenty-five (25)feet from the property line. E.In a development,which does not allow for a shared parking lot the development shall be landscaped in compliance with Section 8 or 8 (d)of this ordinance, which ever is applicable for adjacent properties. F.All landscaping shall be installed in an appropriate manner in order to maintain the health and quality of planted material.Final building inspection shall not be released or certificate of use or occupancy shall not be authorized unless all landscaping requirements are met or posting of appropriate bonds. G.Trash receptacles and dumpster areas shall not be located on the same side of the development site as residential development or structures nor shall they be located adjacent to Kanis Road. H.Trash receptacles and dumpster area must be screened by a fence with a minimum height to conceal the trash receptacles and dumpster area and consist of wood, brick or masonry material.This fence is in addition to perimeter landscape requirements when abutting nonresidential development. 8.Protection and replacement of trees. A.It is the intent of this section to minimize the removal of trees and to ensure that developers take reasonable measures to design and locate the proposed improvements so that the number of existing trees to be removed is minimized.In particular,the design shall attempt to preserve specimen and historic trees. B.All properties fronting Kanis Road shall have a thirty (30)foot planted buffer zone containing one tree per six-feet eight-inches (6'8"). C.Each property shall attain a tree density factor of at least forty-nine (49)units per acre using protected or replacement trees,or a combination of both.Compliance with this provision shall be calculated using gross acreage of the property minus the portion of the land area currently or proposed to be covered by structures, minus the fenced areas of any athletic field,minus the areas of a lake or pond which is covered by water year round,and excluding open areas of golf facilities. Protected and replacement trees shall contribute toward the tree density. D.Tree density shall be calculated according to the existing trees may be counted for full credit of the required tree density requirement if in the opinion of the plans review specialist,they are healthy existing trees.Single-trunk replacement trees shall be a minimum of three-(3)inch caliper.A tree move from one location to ~UP~~8 lg another on the site will be given credit as a protected tree and not as a replacement tree. E.Subdivision developments shall be exempt from the tree replacement provisions during the phase of construction to install streets,utilities and drainage structures required to be installed or bonded prior to recording of a final plat so long as;(1) the tree survey includes the area to be disturbed by the construction of streets, utilities and required drainage facilities;and,(2)the removal of protected trees is confined to the areas of disturbance determined by the Planning Commission to be the minimum area necessary to install the infrastructiue required by the subdivision regulations;and,(3)so long as no protected trees are to be removed outside of the agreed-upon disturbed area.Development of individual parcels within the subdivision must comply with the tree replacement provisions unless exempt by other provision. F.Existing development not otherwise exempted shall comply with the tree replacement provisions when undergoing expansions as follows:(1)No additional compliance is required if there is no enlargement of the lot,or in the improved portion of the existing lot,and either;(a)the value of any one expansion is less than twenty-five percent (25%),or the value of multiple expansions during any five year period is less than fifty percent (50%)of the total building square feet of all improvements on the lot prior to expansion;(b)the total building square footage of any one expansions is less than twenty-five percent (25%),or the total building square footage of multiple expansions during any five year period is less than fifty percent (50%)of the total building square feet of all improvements on the lot prior to expansion. G.Protection of trees during development activities.Generally to assiue the healthy and survival of protected trees that are not to be removed,the following kinds of tree injiuies shall be avoided during all development activities: i.Mechanical injiuies to roots,trucks and branches; ii.Injuries by chemical poisoning; iii.Injuries by grade changes; iv.Injuries by excavating;and v.Injuries by paving. H.A circular tree protection zone shall be established around each protected tree to ensure survival.If the drip line is less than ten-(10)feet,the protection zone shall be ten-(10)feet.If the drip line is more than ten-(10)feet the protection zone shall be the full drip line of the tree.This configuration of the tree protection zone may be adjusted upon recommendation of the Plans Review Specialist and upon verification that measures will be taken during construction or installation to protect the well being of the tree. I.Development is prohibited within the tree-protected zone,including any construction of buildings,structures,paving surfaces,and storm water retention/detention ponds.All temporary construction activities shall also be prohibited within the tree protection areas,including all digging,concrete washing,storage of construction materials,and parking of construction vehicles. The areas shall be fenced prior to the development and a sign placed depicting the area as a tree protection zone.The developer shall maintain the protective barrier during the entire construction process and shall make certain that it is observed by the contractor. J.Replacement of dead materials.The property owner shall replace required plants, which die.Replacement shall be installed at the earliest possible time within a planting season,and replacements shall be as shown on the approved landscape plan.Any replacement tree planted for credit shall be replaced by a tree of equal or greater diameter than originally planted if the tree dies within a period of five- (5)years.Under no circumstances shall any tree be removed by the owner or developer without prior permission of the plans review specialist. K.Tree replacement shall be trees,which are vase shaped (trees with less foliage near the bottom two-thirds of the tree),a species that normally sheds the lower branches of the tree,or one that tolerates pruning well.A list follows: Quercus related species Oak Acer related species Maples Platanus occidentalis American Sycamore Fraxinus americana Ash Liriodendron tulipifera Tulip Poplar Betula nigra River Birch Gleditsia tricanthos Honey Locust Zelkova serrata Japanese Zelkova (similar to elms) L.Shrubs and trees to be considered in the side and rear yards for buffer zones are evergreen (keeping their leaves throughout the winter),which retain their lower branches.Trees and shrubbery should be allowed to reach mature height. Magnoila grandifloria Southern Magnolia Ilex Opaca and related species American Holly Pinus taeda Loblolly Pine Ilex cornuta "Bufordii'urford Holly Photinia serrulata Chinese Photinia Eleagnus pungens Silverberry 9.Utilities. A.All utilities shall be located on the back property line or B.Utilities located on the front property line shall be located underground. C.All grates located in walking surfaces shall meet ADAAG 4.5.4 standards. 10.Lighting. A.Parking lot lighting shall be designed and located in such a manner so as not to disturb the scenic appearance of the corridor.Lighting will be directed to the parking areas and not reflected to adjacent parcels. B.Parking lot lighting shall have a maximum height of thirty feet. 11.Bike/walking path. A.Bike/walking path shall be incorporated and coordinated with landscaping requirements stated herein and shall be c~ed to add aesthetic appeal. B.Bike/walking path shall be constructed of an asphalt surface in accordance with the Master Street Plan construction standards. C.Bike/walking path shall be a nine-(9)foot minimum and provide adequate clearance for ease of bike/pedestrian traffic and movement. D.Bike/walking path shall be placed on both sides of the roadway. E.Bike/walking path shall have a four-(4)foot minimum grass strip measured from the back of curb to the sidewalk edge to allow for pedestrian safety. 12.Building form. A.Materials.Native materials such as stone,brick,wood and glass may be used in the construction of the building exterior.The building-to-glass ration shall be a minimum of twenty-five (25)percent and a maximum of forty (40)percent. B.Roof types.The roof must be a pitched roof minimum of 3:12 and constructed of nonreflective materials. C.All principal and accessory buildings or structures shall not exceed two stories in height or 24'-0"in height. 13.Lots. A.There shall be a minimum development tract size of not less than two (2)acres. B.The maximum number of buildings per commercial development shall be measured by minimum tract size:one building ever one acre. C.In the case of a development involving multiple building sites,whether on one or more platted lots,the DOD regulations shall apply to the development as an entire tract rather than to each platted lot.Developments of this type shall be reviewed by the city through a site plan review process,which illustrates compliance with the DOD. 14.Exceptions. A.Property,due to topography,size,irregular shapes or other constraints,such as adjacent structures or features which significantly affect visibility,and thus cannot be developed without violating the standards of this article shall be reviewed through the planned zoning development section of the zoning ordinance,with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. B.Improvements or repairs to interior and exterior features of existing structures which do not result in expansions,changes in land use or the removal or destruction of trees. M-4 C.Construction previously authorized by a building permit,a Final Site Plan of a Planned Unit Development approved by the Planning Commission,or an approved subdivision plat,any one of which remains valid on the effective date of this ordinance.Any development whose permit or approval expires shall not be exempt. D.A platted lot zoned for single family or two-family dwellings.This exception shall not apply to unplatted parcels of land being developed for non-residential uses in residential districts nor to the process of subdividing property for the purpose of creating streets and extending utilities,or to other residential developments that require Final Site Plan approval. ~4v~&4 tq Design Overlay District —Kanis Road Suburban Office/Residential Parkway Purpose and intent..The purpose of the Kanis Road Overlay District is to superimpose an overlay zone utilizing landscaped and buffer standards to enhance the general quality of commercial and office development or structures located on Kanis Road;by providing buffers to neighboring residences and other commercial uses;increase public safety by guiding traffic;by minimizing the impact of commercial development and structures on the drainage system;by decreasing the amount of paved area;and by coordinating green space and signage in commercial and office areas while reducing visual clutter. 1.Application of district regulations. A.The regulations in this ordinance shall be in addition to and shall overlay all other zoning districts and other ordinance requirements regulating the development of land so that any parcel of land lying in the overlay district shall also lie within one or more of the other underlying zoning districts.Therefore,all property within this overlay district will have requirements of both the underlying and overlay- zoning district in addition to other ordinance requirements regulating the development of land.In case of conflicting standards between this ordinance and other City of Little Rock Ordinances,the overlay requirements shall control. B.These regulations apply to all development,redevelopment or expansion of existing development with the exception of single family and duplex development under zoning districts R-l,R-2,R-3,and R-4,or PUD submission s as required. 2.District boundaries.The Kanis Road Overlay District shall encompass all land with Kanis Road frontage for a depth of 300 feet from the west intersection of Kanis Road and Bowman Road (eastern boundary)and the intersection of Kanis Road and the Rock Creek (western boundary). 3.Building setbacks. A.All principal and accessory buildings or structures are required to have a forty- five (45)foot build to line from the property line abutting Kanis Road. B.All principal and accessory buildings or structures are required to have a fifteen (15)foot building setback from the rear property line. C.All principal and accessory buildings or structures are required to have a ten (10)foot building setback &om the side property lines. 4.Fences. A.Chain link fences and razor or barbed wire fences are prohibited. B.Ornamental iron fences may be appropriate when compatible with the style of the development. C.The use of shrubs or hedges as an alternative to fencing is encouraged along rear and side property lines when a nonresidential development abuts a residential development. 5.Signage. A.Signage identifying a commercial development shall not exceed two square feet in area for every linear foot of frontage,not to exceed eighty-four (84)square feet and eight (8)feet in height. B.Lettering on the sign shall not exceed 1'6"in height and not exceed three-quarters of the height of the sign.Lettering shall not exceed sixty percent of the total area of the sign. C.All wall-mounted signs shall cover no more than four (4)percent of the building facade. D.All ground-mounted signs shall be of a monument type design,which may be installed in the landscaped areas of the front and side yards. E.Each separate development will be allowed a single ground mounted sign located on the building site or in the landscaped front yard of the development.Multiple tenants of the same development will be required to share a single ground mounted sign.The sign shall be a maximum of five feet in height and forty square feet in area. 6.Access Points and Parking Lots. A.If a parcel has frontage on a secondary road,access points shall occur on the secondary roadway. B.There shall be one common point for entrance and exit and the driveway shall be shared between two (2)parcels with the center of the access point being located on the property line.In no instance will the access points be less than 600 feet. C.Parking lot design shall be sensitive to the purposes and intent of the Design Overlay District.When a building is facing Kanis Road,parking is not allowed on the front side of the buildings. D.Parking lots shall not totally surround a building or structure and shall be situated in a manner as to allow for shared parking between development on adjacent parcels E.Parking lots shall have a minimum of 60 feet set back line from Kanis Road when located in a side yard relationship. F.Handicapped access parking shall be provided pursuant to ADAAG 4.1.2(5)(a)and 4.6.3. G.Passenger loading zones shall be provided pursuant to ADAAG 4.6.6. K '+A 7.Landscaping. A.Landscaped areas shall attempt to incorporate existing on site trees and shrubbery into the landscaping scheme.No grading,cutting of trees or brush exceeding three (3)inch in diameter,or disturbance of prominent natural features shall be performed except for minimal disturbance necessary to permit streets,driveways, or utility corridors.The public right-of-way and areas reserved for future rights- of-way in compliance with the adopted Master Street Plan shall not be used to satisfy the requirements of this section. B.Within the landscaped area trees shall be planted or be existing at least every twenty feet and if planted have a minimum of two inches in diameter when measured twelve inches from the ground.Planted trees shall be placed at least two (2)feet from existing right-of-way as dictated by the Master Street Plan for roadway design.Landscaping shall be used to establish a visual and physical boundary between parking lots and roadways. C.Rear and side yards shall have a landscaped buffer averaging a minimum depth of ten (10)feet from the property line.Where such yards abut a street right-of-way, other than Kanis Road,a fifteen foot landscaped strip shall be required.Along Kanis Road a thirty (30)foot plannter buffer will be required. D.When nonresidential development abuts residential development the use of a natural buffer such as shrubbery or hedges is encouraged and shall be a minimum of ten (10)feet from the property line. E.In a development,which does not allow for a shared parking lot the development shall be landscaped in compliance with Section 8 or 8 (d)of this ordinance, which ever is applicable for adjacent properties. F.All landscaping shall be installed in an appropriate manner in order to maintain the health and quality of planted material.Final building inspection shall not be released or certificate of use or occupancy shall not be authorized unless all landscaping requirements are met or posting of appropriate bonds. G.Trash receptacles and dumpster areas shall not be located on the same side of the development site as residential development or structures nor shall they be located adjacent to Kanis Road. H.Trash receptacles and dumpster area must be screened by a fence with a minimum height to conceal the trash receptacles and dumpster area and consist of wood, brick or masonry material.This fence is in addition to perimeter landscape requirements when abutting nonresidential development. 8.Protection and replacement of trees. A.It is the intent of this section to minimize the removal of trees and to ensure that developers take reasonable measures to design and locate the proposed improvements so that the number of existing trees to be removed is minimized.In particular,the design shall attempt to preserve specimen and historic trees. ~~4 n B.All properties fronting Kanis Road shall have a thirty (30)foot planted buffer zone containing one tree per six-feet eight-inches (6'8"). C.Each property shall attain a tree density factor of at least forty-nine (49)units per acre using protected or replacement trees,or a combination of both.Compliance with this provision shall be calculated using gross acreage of the property minus the portion of the land area currently or proposed to be covered by structures, minus the fenced areas of any athletic field,minus the areas of a lake or pond which is covered by water year round,and excluding open areas of golf facilities. Protected and replacement trees shall contribute toward the tree density. D.Tree density shall be calculated according to the existing trees may be counted for full credit of the required tree density requirement if in the opinion of the plans review specialist,they are healthy existing trees.Single-trunk replacement trees shall be a minimum of three-(3)inch caliper.A tree move &om one location to another on the site will be given credit as a protected tree and not as a replacement tree. E.Subdivision developments shall be exempt from the tree replacement provisions during the phase of construction to install streets,utilities and drainage structures required to be installed or bonded prior to recording of a final plat so long as;(I) the tree survey includes the area to be disturbed by the construction of streets, utilities and required drainage facilities;and,(2)the removal of protected trees is confined to the areas of disturbance determined by the Planning Commission to be the minimum area necessary to install the infrastructure required by the subdivision regulations;and,(3)so long as no protected trees are to be removed outside of the agreed-upon disturbed area.Development of individual parcels within the subdivision must comply with the tree replacement provisions unless exempt by other provision. F.Existing development not otherwise exempted shall comply with the tree replacement provisions when undergoing expansions as follows:(1)No additional compliance is required if there is no enlargement of the lot,or in the improved portion of the existing lot,and either;(a)the value of any one expansion is less than twenty-five percent (25%),or the value of multiple expansions during any five year period is less than fifty percent (50%)of the total building square feet of all improvements on the lot prior to expansion;(b)the total building square footage of any one expansions is less than twenty-five percent (25%),or the total building square footage of multiple expansions during any five year period is less than fifty percent (50%)of the total building square feet of all improvements on the lot prior to expansion. G.Protection of trees during development activities.Generally to assure the healthy and survival of protected trees that are not to be removed,the following kinds of tree injuries shall be avoided during all development activities: i.Mechanical injuries to roots,trucks and branches; ii.Injuries by chemical poisoning; iii.Injuries by grade changes; iv.Injuries by excavating;and v.Injuries by paving. H.A circular tree protection zone shall be established around each protected tree to ensure survival.If the drip line is less than ten-(10)feet,the protection zone shall be ten-(10)feet.If the drip line is more than ten-(10)feet the protection zone shall be the full drip line of the tree.This configuration of the tree protection zone may be adjusted upon recommendation of the Plans Review Specialist and upon verification that measures will be taken during construction or installation to protect the well being of the tree. I.Development is prohibited within the tree-protected zone,including any construction of buildings,structures,paving surfaces,and storm water retention/detention ponds.All temporary construction activities shall also be prohibited within the tree protection areas,including all digging,concrete washing,storage of construction materials,and parking of construction vehicles. The areas shall be fenced prior to the development and a sign placed depicting the area as a tree protection zone.The developer shall maintain the protective barrier during the entire construction process and shall make certain that it is observed by the contractor. J.Replacement of dead materials.The property owner shall replace required plants, which die.Replacement shall be installed at the earliest possible time within a planting season,and replacements shall be as shown on the approved landscape plan.Any replacement tree planted for credit shall be replaced by a tree of equal or greater diameter than originally planted if the tree dies within a period of five- (5)years.Under no circumstances shall any tree be removed by the owner or developer without prior permission of the plans review specialist. K.Tree replacement shall be trees,which are vase shaped (trees with less foliage near the bottom two-thirds of the tree),a species that normally sheds the lower branches of the tree,or one that tolerates pruning well.A list follows: Quercus related species Oak Acer related species Maples Platanus occidentalis American Sycamore Fraxinus americana Ash Liriodendron tulipifera Tulip Poplar Betula nigra River Birch Gleditsia tricanthos Honey Locust Zelkova serrata Japanese Zelkova (similar to elms) L.Shrubs and trees to be considered in the side and rear yards for buffer zones are evergreen (keeping their leaves throughout the winter),which retain their lower branches.Trees and shrubbery should be allowed to reach mature height. Magnoila grandifloria Southern Magnolia Ilex Opaca and related species American Holly Pinus taeda Loblolly Pine Ilex cornuta "Bufordii'urford Holly Photinia serrulata Chinese Photinia Eleagnus pungens Silverberry 9.Utilities. A.All utilities shall be located on the back property line or B.Utility lines located on the &ont property line shall be located underground. C.All grates located in walking surfaces shall meet ADAAG 4.5.4 standards. 10.Lighting. A.Parking lot lighting shall be designed and located in such a manner so as not to disturb the scenic appearance of the corridor.Lighting will be directed to the parking areas and not reflected to adjacent parcels. B.Parking lot lighting shall have a maximum height of thirty feet. 11.Bike/walking path. A.Bike/walking path shall be incorporated and coordinated with landscaping requirements stated herein and shall be curved to add aesthetic appeal. B.Bike/walking path shall be constructed of an asphalt surface in accordance with the Master Street Plan construction standards. C.Bike/walking path shall be a nine-(9)foot minimum and provide adequate clearance for ease of bike/pedestrian traffic and movement. D.Bike/walking path shall be placed on both sides of the roadway. E.Bike/walking path shall have a four-(4)foot minimum grass strip measured from the back of curb to the sidewalk edge to allow for pedestrian safety. 12.Building form. A.Materials.Native materials such as stone,brick,wood and glass may be used in the construction of the building exterior.The building-to-glass ration shall be a minimum of twenty-five (25)percent and a maximum of forty (40)percent. B.Roof types.The roof must be a pitched roof minimum of 3:12 and constructed of nonreflective materials. C.All principal and accessory buildings or structures shall not exceed two stories in height or 24'-0"in height. 13.Lots. A.There shall be a minimum development tract size of not less than two (2)acres. B.The maximum number of buildings per commercial development shall be measured by minimum tract size:one building ever one acre. C.In the case of a development involving multiple building sites,whether on one or more platted lots,the DOD regulations shall apply to the development as an entire tract rather than to each platted lot.Developments of this type shall be reviewed by the city through a site plan review process,which illustrates compliance with the DOD. ~4 -~13 14.Exceptions. A.Property,due to topography,size,irregular shapes or other constraints,such as adjacent structures or features which significantly affect visibility,and thus cannot be developed without violating the standards of this article shall be reviewed through the planned zoning development section of the zoning ordinance,with the intent to devise a workable development plan which is consistent with the purpose and intent of the overlay standards. B.Improvements or repairs to interior and exterior features of existing structures which do not result in expansions,changes in land use or the removal or destruction of trees. C.Construction previously authorized by a building permit,a Final Site Plan of a Planned Unit Development approved by the Planning Commission,or an approved subdivision plat,any one of which remains valid on the effective date of this ordinance.Any development whose permit or approval expires shall not.be exempt. D.A platted lot zoned for single family or two-family dwellings.This exception shall not apply to unplatted parcels of land being developed for non-residential uses in residential districts nor to the process of subdividing property for the purpose of creating streets and extending utilities,or to other residential developments that require Final Site Plan approval. PL A N N I N G CO M M I S S I O N VO T E RE C O R D 8' - DA T E f9 p ~Sg k g ~L A R , ;: : W l E Q B F R " ' " . : - : : . ' : : - ' ; " ' " ' : - : Y ' .: : : , : A : : 5" ; , '" . ' : : " .. : " "" ; , .: : " ': : , '" 4: 0 BE R R Y , CR A I G v v EA R N E S T , HU G H v v ~ /'O W N I N G , RI C H A R D MU S E , RO H N RA H M A N , MI Z A N FA U S T , JU D I T H AD C O C K , PA M Pw v ' aA ~ o 8 PU T N A M , BI L L v Pz ~ v - ~ NU N N L E Y , OB R A Y v d el a n LO W R Y , BO B HA W N , HE R B v' "' : Tl l I I I E ] N ; : A ' ' N D ' - " : - f l i t ' I I E ' O U S T BE R R Y , CR A I G EA R N E S T , HU G H DO W N I N G , RI C H A R D MU S E , RO H N RA H M A N , MI Z A N W QA FA U S T , JU D I T H AD C O C K , PA M PU T N A M , BI L L NU N N L E Y , OB R A Y LO W R Y , BO B HA W N , HE R B Me e t i n g Ad j o u r n e d 7& 'F ~ P. M . ~A Y E ~N A Y E A AB S E N T ~A B S T A I N March 4,1999 SUBDIVISION MINUTES There being no further business before the Commission,the meeting adjourned at 7:42 p.m. 5 ate Chai n ecretary