HomeMy WebLinkAboutZ-4663-C Staff AnalysisJanuary 18, 2007
ITEM NU_: A FILE NO.: Z -4663-C
NAME: The Shoppes at Montclair Long -form PCD
LOCATION: Located at 12226 Kanis Road
DEVELOPER:
Kanis _Otter Creek Property Partners, LLP
8060 Count Massie Road
North Little Rock, AR 72113
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.99 acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1
%
FT. NEW STREET: 0 LF
Office Building and 136 Room Assisted Living Facility
PCD
Mixed Office, Commercial
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 20, 2006, requesting this item be deferred to
the September 14, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION:
(August 3, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item stating the applicant had submitted a request dated July
20, 2006, requesting the item be deferred to the September 14, 2006, public hearing. Staff
stated they were supportive of the deferral request.
January 18, 2007
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: Z -4663-C
There was no further discussion of the item. The Chair entertained a motion for placement of
the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent.
STAFF UPDATE:
The applicant has contacted staff to request additional item to resolve the outstanding issues
associated with the request. The applicant is requesting a deferral of the item to the
October 26, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item indicating the applicant had contacted staff to request
additional item to resolve the remaining outstanding issues associated with the request. Staff
stated the applicant was requesting a deferral of the item to the October 26, 2006, public
hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated October 11, 2006, requesting this item be deferred
to the December 7, 2006, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (OCTOBER 26, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff stated the applicant had submitted a request dated October 11, 2006,
requesting the item be deferred to the December 7, 2006, public hearing. Staff stated they
were supportive of the deferral request.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
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January 18, 2007
SUBDIVISION
ITEM NO.: A Cont. FILE NO.. Z -4663-C
STAFF UPDATE:
The applicant submitted a request dated November 20, 2006, requesting a deferral of this
item to the January 18, 2007, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (DECEMBER 7, 2006)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item indicating the applicant had submitted a request dated
November 20, 2006, requesting a deferral of the item to the January 18, 2007, public hearing.
Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for placement of
the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
The applicant has not provided staff with an updated site plan or addressed staff concerns
related to issues raised at the July 13, 2006, Subdivision Committee meeting. Staff
recommends this item be withdrawn from consideration without prejudice to allow the
applicant to resolve all outstanding issues and staffs concerns.
PLANNING COMMISSION ACTION: (JANUARY 18, 2007)
The applicant was present. There were no registered objectors present. Staff stated the
applicant had not provided staff with an updated site plan or addressed staff concerns related
to issues raised at the July 13, 2006, Subdivision Committee meeting. Staff presented the
item with a recommendation of withdrawal from consideration without prejudice to allow the
applicant to resolve all outstanding issues and staffs concerns.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the consent agenda for withdrawal. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
3
ITEM NO.: 7.
NAME: The Shoppes at Montclair Long -form PCD
LOCATION: located at 12226 Kanis Road
Z -4663-C
Planning Staff Comments:
1. Provide notification of abutting property owners 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 July 19, 2006. The Office of Planning and
Development must receive the proof of notice no later than July 28, 2006.
2. Provide details of any proposed signage (height/area/location).
3. Provide details of any proposed building signage for the development (location/total
percent of fagade area).
4. Provide the total percentage of office proposed for the development. Staff would
recommend since the site is shown as Mixed Office Commercial staff would
recommend the percentage mix be a 50/50 mix.
5. The site located to the west is zoned 0-1 not PCD as indicated on the site plan.
6. Provide the total building coverage, the total area designated for landscaping and
the total area designated for parking lot coverage.
7. Provide pedestrian access through the site to allow ease in circulation.
8. Provide details of how the massing of the buildings will be broken along the western
perimeter of the site where adjacent to residential.
9. Provide the location of the proposed dumpsters and the hours of service of the
dumpsters.
10.The note indicates the maximum building height of 35 -feet is this a realistic building
height? If not indicated a more appropriate building height.
11. Provide details of any proposed fencing on the site plan.
12. The site plan indicates the placement of 236 parking spaces and based on typical
minimum parking required for a mixed use development 279 parking spaces would
be required.
13. Provide details of the proposed screening mechanism for the roof mounted electrical
and mechanical equipment.
14. What is the purposed of the "awning" located ' within the drive along the western
perimeter.
Variance/Waivers: None requested.
Public Works Conditions:
Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
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2. With the site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including a 5 -foot sidewalk with the planned development.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
5. 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.
6. In accordance with Section 31-210 (h)(12), access driveways running parallel to
the street shall not create a four-way intersection within 75 feet of the future curb
line of the street.
7. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
8. A maximum of 30 vertical feet of fill or excavation (3-10 foot vertical terraces or 2-
15 foot vertical terraces) is permitted however additional development areas may
be constructed a minimum of 150 feet in width at a slope no more than eight (8)
percent. The maximum 30 feet of fill or excavation may again be utilized.
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:
Center -Point Energy_:
SBC:
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. A Capital Investment Charge based on
the size of connection(s) will apply to this project in addition to normal charges. This fee
will apply to all connections including metered connections off the private fire system.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s). Due to
the nature of this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZA) is required on the domestic water service. This assembly
must be installed prior to the first point of use. Central Arkansas Water (CAW) requires
that upon installation of the RPZA, successful tests of the assembly must be completed
by a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW's Cross Connection Section within ten days
of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would
like to discuss backflow prevention requirements for this project. This development will
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have minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Contact Central
Arkansas Water at 377-1225 for additional information.
Fire Department: Install fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: This request is located in the Ellis Mountain Planning District. The
Land Use Plan shows Mixed Office Commercial for this property. The applicant has
requested to rezone the site from Planned Office Development to Planned Commercial
Development to allow the development of 6.8 acres with a strip retail center. The
request does not require a change to the Land Use Plan.
Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan.
A Minor Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. These streets may
require dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class III bike route is shown on Autumn Road. Autumn Road intersects
with Kanis Road just east of this property. A Class III bikeway is a signed route on a
street shared with traffic. No additional paving or right-of-way is required.
City Recognized Neighborhood Action Plan: The applicant's property lies in the area
covered by the Rock Creek Neighborhood Action Plan. The Neighborhood's
commercial goal states that the residents want to "Adopt a policy of adhering to the
Land Use Plan. Amendments should be made very rarely, only with neighborhood
input, and only when it can be clearly demonstrated that the amendment will enhance
the quality of life in the Rock Creek Neighborhood." The Action Plan also encourages
development to consider traffic and parking in the area.
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. The required street buffer along Kanis Road should average 36 -feet in width and in
no case less than 19 feet. The proposed plan does not reflect this typical minimum
requirement.
3. A 25 foot land use landscape buffer is required along the western perimeter next to
the residentially zoned property. Seventy percent (70%) of this buffer is to remain
undisturbed. The plan appears to meet this requirement.
4. The proposed parking areas do not provide for the eight percent (9,228 square
feet) interior landscaping required. A variance from this standard would require
City Beautiful Commission approval.
5. Interior Islands must be a minimum of 300 square feet in area to receive credit
towards the interior landscaping requirement.
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6. A six foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen planting, is required along this western
perimeter next to the residentially zoned property.
7. A controlled automatic irrigation system is required.
8. Prior to the issuance of a building permit, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, July 19, 2006.
Item # 7