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HomeMy WebLinkAboutZ-4343-S Staff AnalysisFILE NO.: Z-4343-S NAME: The Ranch Tract F Revised PCD LOCATION: Located North of Ranch Drive, West of Chenonceau Boulevard DEVELOPER: Ranch Properties 900 South Shackleford Road, Suite 300 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.44 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 5 PCD Commercial and Office Revised PCD PROPOSED USE: Commercial and Office FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A variance from Section 31-231 to allow the development of lots without public street frontage. BACKGROUND: Ordinance No. 16,957 adopted September 5, 1995, established Saddle Creek Center "PCD" located at 6301 Ranch Drive (Tract F — The Ranch). The approval included the development of the site with multiple buildings containing a mix of 50% C-2 retail type uses and 50% 0-3 permitted uses. The applicant indicated the lots would be phased resulting in the construction of three buildings totaling 26,550 square feet of floor space along with 131 parking spaces in Phase I. Phase II would contain an additional 33,600 square feet of floor space and 137 parking spaces. The applicant indicated the development would be completed in two (2) years. Lots 1 — 5 of Tract F have been final platted. FILE NO.: Z-4343-S (Cont. Ordinance No. 19,016 adopted by the Little Rock Board of Directors on January 6, 2004, established a revision to the Ranch Tract F Short form PCD. The request allowed individual buildings to be platted as separate lots. The applicant requested four lots (Lots 6 — 9) and a site plan review of the proposed buildings on Lots 6 — 8. Each of the lots contained a building of approximately 6,000 square feet and 30 plus parking spaces for each lot. The development would maintain a 50/50 mix of office and commercial uses. The applicant indicated Lot 9 would be submitted for review when a development was secured. A. PROPOSAL/REQUEST: The developer is now proposing a revision to the previously approved PCD to allow the creation of five (5) lots for previously proposed Lot 9, Tract F the Ranch Subdivision. The site contains 3.44 acres and will be developed under a unified development plan with an average lot area of 0.69 acres. The buildings will range in size from 5,600 square feet to 9,100 square feet. The developer has indicated a total of 117 parking spaces with cross access and utility easement and a cross parking agreement. The development will maintain a 50/50 mix of office and commercial uses. A variance is being requested to allow the development of lots without public street frontage. B. EXISTING CONDITIONS: The site is vacant and is mostly cleared of trees. The terrain is, for all practical purposes, level. A drainage channel runs along the north boundary of the site. The current zoning of the site is PCD. There is 0-1 zoned property to the north and C-3 zoned property to the west; also vacant. The area to the northwest has been constructed as an apartment development on MF-18 zoned property. The area to the northeast of the site is zoned R-2, Single-family with a Conditional Use Permit for Arkansas Baptist School and their sports complex. The area to the east of the site contains several buildings of office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners concerning the proposed development. The Johnson Ranch Neighborhood Association, the Bayonne Place Property Owners Association, the Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association, all residents located within 300-feet of the site who could be identified and all property owners located within 200-feet of the site were notified of the public hearing. 2 FILE NO.: Z-4343-S (Cont.) II] E. ENGINEERING COMMENTS: Public Works Conditions: 1. The west driveway should be located further south away from the bridge to improve site distance due to bridge sides. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The minimum Finish Floor elevation of 365 feet is required to be shown on plat and grading plans. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. All driveways shall be concrete aprons per City Ordinance. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to portions of this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 —the Highway 10 Express Route. 3 FILE NO.: Z-4343-S (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Revision of a PCD to allow a mixed office and commercial development with five lots. The request does not require a change to the Land Use Plan. Master Street Plan: Ranch Drive and Chenonceau are shown as a Local Streets on the Master Street Plan. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is shown along the railroad to the north and a Class II is shown along Cantrell Road. Both of these bikeways are located at least one -quarter mile from the subject property. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A thirty-two (32) foot wide land use buffer is required along the northeastern perimeter and a nineteen (19) foot wide land use buffer is required along the northern perimeter to separate this proposed development from the residential property on the northern perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and northeastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 % feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum requirement. Interior islands should be evenly distributed throughout the site. 5. A small amount of additional building landscaping will be required. Both interior and building landscaping is a requirement of the landscaping ordinance. A variance of these requirements will necessitate City Beautiful Commission approval. 4 FILE NO.: Z-4343-S (Cont.) 6. The development is being reviewed as a single development plan. An automatic irrigation system to water landscaped areas will be required for each of the indicated lots. 7. The development is being reviewed as a single development plan. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect for each of the indicated lots. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding issues associated with the request. Staff stated the development was similar to previously approved developments in the area. Mr. Daters stated the current demand was owner occupied lots with office buildings containing 5,000 to 10,000 square feet. Staff stated the indicated parking did not appear to meet the demand for a restaurant use. Mr. Daters stated the size of the building would be limited to the available parking. Public Works comments were addressed. Staff stated the western drive should be relocated to improve sight distance from the nearby bridge. Mr. Daters stated he would verify if a sight distance problem existed but he did not feel the bridge location would create any sight distance problems. Staff stated a minimum finish floor elevation of 365 feet was required to be shown on the final plat. Staff also stated a grading permit would be required at the time of development. Landscaping comments were addressed. Staff stated the site was being reviewed as an overall development plan, therefore a landscape plan and irrigation would be required at the time of final development. Staff also stated screening would be required along the northern perimeter where abutting residentially zoned property. Staff noted interior landscaping would also be required and a small amount of building landscaping would be required. Mr. Daters noted there were no trees located on the site to preserve. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The revised site plan proposes combined Lots 12 and 13 will not exceed 1,700 square feet of restaurant space. 5 FILE NO.: Z-4343-S (Cont. The commercial space on the site will not exceed 50 percent of the total building area and two monument signs are proposed with building signage consistent with signage allowed in office zones or a maximum of ten percent of the fagade area. There is an existing box culvert located along the northern perimeter of the site which staff has raised concerns with sight distances. The applicant has indicated they have field verified the location of the box culvert and sight distances and there does not appear to be a sight distance problem in this area. Staff will work with the applicant with the placement of the northern most driveway along Chenonceau Boulevard at the time of final development. The site plan indicates the placement of 31,200 square feet of building area and 115 parking spaces. Based on a mixed use development (one parking space per 225 square feet of gross floor area) 138 parking spaces would typically be required. Although the indicated parking does not meet the typical minimum parking requirements staff is supportive of the indicated parking. The applicant has indicated the total building square footages will not exceed the available parking on the site. As indicated two monument signs have been identified on the plan. One sign is located near the drive on Ranch Drive and is proposed with a maximum of six feet in height and sixty-four square feet in area. The second is a project identification sign located at the intersection of Chenonceau Boulevard and Ranch Drive. This sign is also proposed with a maximum height of six feet and sixty-four square feet in area. The site plan indicates the development of the site with 31,200 square feet of building area (20.8%), 37,340 square feet of parking area (25.1%) and 74,110 square feet of landscaped area (49.5%). The area landscaped with in the parking area is proposed with 3,174 square feet or (8.4%). The indicated landscaped areas appear to meet the minimum ordinance standards. The site is being reviewed as a single development plan therefore at the time of development a landscaped plan stamped with the seal of a registered landscape architect and an irrigation system will be required to water landscaped areas. The proposal includes a variance to allow the development of lots without public street frontage. Three of the proposed lots have been indicated as lots without public street frontage. The lots will be served by a cross access and utility easement. Staff is supportive of the variance request. Staff is supportive of the request. The developer is proposing a revision to a previously approved PCD to allow the creation of five (5) lots for a previously proposed lot containing 3.44 acres. A unified development plan is being proposed with an average lot area of 0.69 acres. The buildings range in size from 5,600 square feet to 9,100 square feet with limits placed on the total available restaurant space and commercial uses allowed on the site. The indicated parking does not meet the typical minimum standard for a mixed use development but staff is supportive of the proposed parking. The site has been FILE NO.: Z-4343-S indicated with cross access and utility easements and a cross parking agreement which should limit any impacts on the availability of parking. To staff knowledge there are no outstanding issues associated with the request. Staff does not feel the proposed development plan will adversely impact the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the variance request to allow the development of lots without public street frontage. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance request to allow the development of lots without public street frontage. There was no further discussion of the item. The chair entertained a 'motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 May 11, 2006 ITEM NO.: 7 FILE NO.: Z NAME: The Ranch Tract F Revised PCD LOCATION: Located North of Ranch Drive, West of Chenonceau Boulevard DEVELOPER: Ranch Properties 900 South Shackleford Road, Suite 300 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.44 acres CURRENT ZONING. ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 5 PCD Commercial and Office Revised PCD Commercial and Office FT, NEW STREET: 0 LF VARIAN C ESNVAIVE RS REQUESTED: A variance from Section 31-231 to allow the development of lots without public street frontage. BACKGROUND: Ordinance No. 16,957 adopted September 5, 1995, established Saddle Creek Center "PCD" located at 6301 Ranch Drive (Tract F — The Ranch). The approval included the development of the site with multiple buildings containing a mix of 50% C-2 retail type uses and 50% 0-3 permitted uses. The applicant indicated the lots would be phased resulting in the construction of three buildings totaling 26,550 square feet of floor space along with 131 parking spaces in Phase 1. Phase II would contain an additional 33,600 square feet of floor space and 137 parking spaces. The applicant indicated the development would be completed in two (2) years. Lots 1 — 5 of Tract F have been final platted. May 11, 2006 SUBDIVISION ITEM NO.: 7 Z-4343-S Ordinance No. 19,016 adopted by the Little Rock Board of Directors on January 6, 2004, established a revision to the Ranch Tract F Short form PCD. The request allowed individual buildings to be platted as separate lots. The applicant requested four lots (Lots 6 — 9) and a site plan review of the proposed buildings on Lots 6 — 8. Each of the lots contained a building of approximately 6,000 square feet and 30 plus parking spaces for each lot. The development would maintain a 50/50 mix of office and commercial uses. The applicant indicated Lot 9 would be submitted for review when a development was secured. A. PROPOSAL/REQUEST: The developer is now proposing a revision to the previously approved PCD to allow the creation of five (5) lots for previously proposed Lot 9, Tract F the Ranch Subdivision. The site contains 3.44 acres and will be developed under a unified development plan with an average lot area of 0.69 acres. The buildings will range in size from 5,600 square feet to 9,100 square feet. The developer has indicated a total of 117 parking spaces with cross access and utility easement and a cross parking agreement. The development will maintain a 50/50 mix of office and commercial uses. A variance is being requested to allow the development of lots without public street frontage. B. EXISTING CONDITIONS: The site is vacant and is mostly cleared of trees. The terrain is, for all practical purposes, level. A drainage channel runs along the north boundary of the site. The current zoning of the site is PCD. There is 0-1 zoned property to the north and C-3 zoned property to the west; also vacant. The area to the northwest has been constructed as an apartment development on MF-18 zoned property. The area to the northeast of the site is zoned R-2, Single-family with a Conditional Use Permit for Arkansas Baptist School and their sports complex. The area to the east of the site contains several buildings of office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners concerning the proposed development. The Johnson Ranch Neighborhood Association, the Bayonne Place Property Owners Association, the Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association, all residents located within 300-feet of the site who could be I+; May 11, 2006 SUBDIVISION ITEM NO.: 7 Z-4343-S identified and all property owners located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The west driveway should be located further south away from the bridge to improve site distance due to bridge sides. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The minimum Finish Floor elevation of 365 feet is required to be shown on plat and grading plans. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. All driveways shall be concrete aprons per City Ordinance. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energv: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to portions of this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this 3 May 11, 2006 SUBDIVISION ITEM NO.: 7 Z-4343-S project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 —the Highway 10 Express Route. F. ISSUESlTECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Revision of a PCD to allow a mixed office and commercial development with five lots. The request does not require a change to the Land Use Plan. Master Street Plan: Ranch Drive and Chenonceau are shown as a Local Streets on the Master Street Plan. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is shown along the railroad to the north and a Class II is shown along Cantrell Road. Both of these bikeways are located at least one -quarter mile from the subject property. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A thirty-two (32) foot wide land use buffer is required along the northeastern perimeter and a nineteen (19) foot wide land use buffer is required along the northern perimeter to separate this proposed development from the 4 May 11, 2006 SUBDIVISION iTEM NO.: 7 Z-4343_S residential property on the northern perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and northeastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 % feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum requirement. Interior islands should be evenly distributed throughout the site. 5. A small amount of additional building landscaping will be required. Both interior and building landscaping is a requirement of the landscaping ordinance. A variance of these requirements will necessitate City Beautiful Commission approval. 6. The development is being reviewed as a single development plan. An automatic irrigation system to water landscaped areas will be required for each of the indicated lots. 7. The development is being reviewed as a single development plan. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect for each of the indicated lots. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Tim Daters was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding issues associated with the request. Staff stated the development was similar to previously approved developments in the area. Mr. Daters stated the current demand was owner occupied lots with office buildings containing 5,000 to 10,000 square feet. Staff stated the indicated parking did not appear to meet the demand for a restaurant use. Mr. Daters stated the size of the building would be limited to the available parking. Public Works comments were addressed. Staff stated the western drive should be relocated to improve sight distance from the nearby bridge. Mr. Daters stated he would verify if a sight distance problem existed but he did not feel the bridge 5 May 11, 2006 SUBDIVISION ITEM NO.: 7 Z-4343-S location would create any sight distance problems. Staff stated a minimum finish floor elevation of 365 feet was required to be shown on the final plat. Staff also stated a grading permit would be required at the time of development. Landscaping comments were addressed. Staff stated the site was being reviewed as an overall development plan, therefore a landscape plan and irrigation would be required at the time of final development. Staff also stated screening would be required along the northern perimeter where abutting residentially zoned property. Staff noted interior landscaping would also be required and a small amount of building landscaping would be required. Mr. Daters noted there were no trees located on the site to preserve. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The revised site plan proposes combined Lots 12 and 13 will not exceed 1,700 square feet of restaurant space. The commercial space on the site will not exceed 50 percent of the total building area and two monument signs are proposed with building signage consistent with signage allowed in office zones or a maximum of ten percent of the fagade area. There is an existing box culvert located along the northern perimeter of the site which staff has raised concerns with sight distances. The applicant has indicated they have field verified the location of the box culvert and sight distances and there does not appear to be a sight distance problem in this area. Staff will work with the applicant with the placement of the northern most driveway along Chenonceau Boulevard at the time of final development. The site plan indicates the placement of 31,200 square feet of building area and 115 parking spaces. Based on a mixed use development (one parking space per 225 square feet of gross floor area) 138 parking spaces would typically be required. Although the indicated parking does not meet the typical minimum parking requirements staff is supportive of the indicated parking. The applicant has indicated the total building square footages will not exceed the available parking on the site. C May 11, 2006 SUBDIVISION ITEM NO_: 7 Z-4343-S As indicated two monument signs have been identified on the plan. One sign is located near the drive on Ranch Drive and is proposed with a maximum of six feet in height and sixty-four square feet in area. The second is a project identification sign located at the intersection of Chenonceau Boulevard and Ranch Drive. This sign is also proposed with a maximum height of six feet and sixty-four square feet in area. The site plan indicates the development of the site with 31,200 square feet of building area (20.8%), 37,340 square feet of parking area (25.1 %) and 74,110 square feet of landscaped area (49.5%). The area landscaped with in the parking area is proposed with 3,174 square feet or (8.4%). The indicated landscaped areas appear to meet the minimum ordinance standards. The site is being reviewed as a single development plan therefore at the time of development a landscaped plan stamped with the seal of a registered landscape architect and an irrigation system will be required to water landscaped areas. The proposal includes a variance to allow the development of lots without public street frontage. Three of the proposed lots have been indicated as lots without public street frontage. The lots will be served by a cross access and utility easement. Staff is supportive of the variance request. Staff is supportive of the request. The developer is proposing a revision to a previously approved PCD to allow the creation of five (5) lots for a previously proposed lot containing 3.44 acres. A unified development plan is being proposed with an average lot area of 0.69 acres. The buildings range in size from 5,600 square feet to 9,100 square feet with limits placed on the total available restaurant space and commercial uses allowed on the site. The indicated parking does not meet the typical minimum standard for a mixed use development but staff is supportive of the proposed parking. The site has been indicated with cross access and utility easements and a cross parking agreement which should limit any impacts on the availability of parking. To staffs knowledge there are no outstanding issues associated with the request. Staff does not feel the proposed development plan will adversely impact the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. 7 May 11, 2006 SUBDIVISION ITEM NO.: 7 (Cont'l FILE NO.: Z-4343-5 PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance request to allow the development of lots without public street frontage. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 8 ITEM NO.: 7 Z-4343-5 NAME: The Ranch Tract F Revised PCD LOCATION: located North of Ranch Drive, West of Chenonceau Boulevard Planning. Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. The indicated parking does not appear to work for the development of the site with restaurant uses on proposed Lots 12 and 13. 3. Indicate on the proposed site plan cross access and parking for the indicated lot development. 4. Designate the proposed uses of the site — C-2, C-3, 0-2, 0-3 and provide the percentage mix. 5. Provide the total area covered by buildings, parking and to be designated as green space. 6. Provide a comment addressing all proposed signage on the site plan including building signage for the indicated lots without public street frontage. Will there be any building signage located on the sides of the buildings abutting the proposed access easement? If so note on the site plan. All ground mounted signs must also be identified. Variance/Waivers: A variance from Section 31-231 to allow the development of lots without public street frontage. Public Works Conditions: 1. The west driveway should be located further south away from the bridge to improve site distance due to bridge sides. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. 3. The minimum Finish Floor elevation of 365 feet is required to be shown on plat and grading plans. 4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. All driveways shall be concrete aprons per City Ordinance. 7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and Item # 7 drainage plans will need to be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to portions of this property. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. Plannina Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A thirty-two (32) foot wide land use buffer is required along the northeastern perimeter and a nineteen (19) foot wide land use buffer is required along the northern perimeter to separate this proposed development from the residential property on the northern perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and northeastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 % feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum requirement. Interior islands should be evenly distributed throughout the site. Item # 7 5. A small amount of additional building landscaping will be required. Both interior and building landscaping is a requirement of the landscaping ordinance. A variance of these requirements will necessitate City Beautiful Commission approval. 6. The development is being reviewed as a single development plan. An automatic irrigation system to water landscaped areas will be required for each of the indicated lots. 7. The development is being reviewed as a single development plan. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect for each of the indicated lots. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 7