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HomeMy WebLinkAboutZ-4768-C Staff AnalysisFILE NO.: Z-4 NAME: Valley Oaks Court Revised Long -form POD LOCATION- Located on Mabelvale West Road, just east of the South Loop DEVELOPER: JW and Associates P.O. Box 59 Little Rock, AR 72203 FN[,'INFFR- Hurricane Valley, Inc. 1506 Prickett Road Bryant, AR 72022 AREA: 20.99 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 52 -•D FT. NEW STREET: 2542 LF Commercial, Office and Single-family Residential Revised POD — Provide building layout for a portion of the non-residential development Commercial, Office and Single-family Residential VARIANCES/WAIVERS REQUESTED BACKGROUND: None requested. On October 21, 2004, the applicant withdrew a request to rezone this 20.99 -acre tract from 0-3, General Office District to R-2, Single-family and C-3, General Commercial District. The applicant proposed the North 14.9 acres with R-2, Single-family zoning and the South 6.19 acres fronting Mabelvale West Road with C-3, General Commercial District zoning. The rezoning was proposed for future residential and commercial development. On January 20, 2005, the Little Rock Planning Commission recommended denial of a request to rezone the site from 0-3, General Office District to POD. The applicant appealed this recommendation to the Board of Directors and the appeal was heard at the Board of Directors April 5, 2006, public hearing. The Board of Directors approved FILE NO.: Z -4768-C (Cont. the rezoning request by the adoption of Ordinance No. 19,304. The rezoning allowed 20.99 -acres zoned 0-3, General Office District to be rezoned to POD to allow the development of the property with a mix of single-family, office and commercial uses. The single-family portion contained 14.2 acres and was proposed with 47 lots. The single-family lots were similar to lot development criteria established in the R-3, Single-family Residential District of the Zoning Ordinance. The office and commercial portion contained 6.19 acres and was proposed with six (6) lots. Lots 1 and 2 would contain the commercial aspect of the development and were requested to utilize the allowable uses listed in the C-3, General Commercial District and Lots 3 — 6 would develop as office uses with 0-3, General Office District uses as allowable uses. The average lot size proposed was 37,066 square feet with a maximum buildable area of 24,873 square feet. The maximum lot size proposed was 46,942 square feet and the minimum lot size proposed was 29,311 square feet. The average lot size for the single-family lots was 8,930 square feet; a maximum lot size of 18,512 and a minimum lot size of 6,600. The average buildable area was 5,439 square feet. A minimum lot width of 51.97 feet was proposed. A. PROPOSAUREQUEST: The applicant is seeking a revision to the previously approved Planned Office Development for the non-residential portion of the development. The previous approval did not include proposed building footprints for the non-residential aspect of the development. The applicant is seeking approval for the building footprint placement for Lots 1 — 3. The lots are indicated with commercial and office uses similar to the percentage mix previously approved. The site plan as proposed reduces the number of lots proposed for non-residential development from six (6) to five (5). The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is located on the North side of Mabelvale West Road, approximately 0.66 miles east of Interstate 30. The property is currently undeveloped. The south portion of the property is grass -covered, with the northern portion of the property wooded. The general area along Mabelvale West Road contains a mixture of uses and zoning. There are single-family homes on large tracts to the east along Nash Lane, with two churches located on Mabelvale West Road. There is another church, a single-family home and a hospital located to the west. Industrial uses exist along 1-30 to the north. A post office and undeveloped C-3 property is located to the south across Mabelvale West Road, with a middle school located to the southwest. 2 FILE NO.: Z -4768-C (Cont. C. NEIGHBORHOOD COMMENTS. As of this writing, staff has not received any comment from the area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On a minor arterial street (Mabelvale West Road), the driveway spacing from an intersection is a minimum of 300 feet and minimum of 150 feet from the property line. The proposed western driveway on Mabelvale Pike must be removed. On a commercial street, the driveway spacing from an intersection is a minimum 250 feet and 125 feet from the property line. The southern driveway on the commercial street. The width of driveway must not exceed 36 feet. 2. 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. The driveways off the commercial street must be redesigned. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be requested to advance grade a lot without imminent construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements located in the right-of-way. 3 FILE NO.: Z -4768-C Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) and on-site fire protection will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 — the Mabelvale- Downtown and 17A Mabelvale-UALR Bus Routes. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revised Long -form Planned Office Development. The proposal does not have a change from a Land Use standpoint, so the request does not require a change to the Land Use Plan Master Street Plan: Mabelvale West is shown as a Minor Arterial on the Master Street Plan and the South Loop proposed arterial is located just west of the application. These streets may require dedication of right-of-way and may require street improvements, A Minor Arterial provides connections to and ld FILE NO.: Z -4768-C (Cont. through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I is shown proposed just south of the application site. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. _City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Landscape: 1. Compliance with the City's landscape and buffer ordinances is required. 2. The zoning buffer ordinance requires an average street buffer width of thirty- three foot (33') and in no case less than half, along Mabelvale Road. 3. The zoning buffer ordinance requires an average street buffer width of twenty-two foot (22') and in no case less than half along the eastern perimeter of the site, next to the proposed street. 4. The zoning buffer ordinance requires a land use buffer of twenty-two foot (22') along both the eastern and western perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. However, since the property to the east is located within the floodway, the land use buffer and screening requirements may be deemed unnecessary. 5. The property to the east and west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and the western perimeters of the site. 6. A nine foot wide (9') perimeter landscape strip is required around the sites entirety and also between the proposed lots. Currently, this minimal amount is not being met. A variance from the City Beautiful Commission will be required prior to the issuance of a building permit. 7. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. 8. A small amount of building landscaping will be required to be located between the building and the proposed parking areas. 9. An automatic irrigation system to water landscaped areas will be required. E FILE NO.: Z -4768-C 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on the site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present representing the request. Staff presented the item stating there were additional items necessary to complete the review process. Staff requested the applicant provide the percentages proposed for commercial and office development and the total square footage for each use in the general notes section of the site plan. Staff also requested the applicant provide the proposed signage plan including the building signage. Staff stated the design of the development should provide for ingress and egress for the site and service drives and interior circulation as required in Chapter 31 of the Little Rock code. Public Works comments were addressed. Staff stated the drives as proposed did not comply with the typical minimum ordinance standards. Staff requested the drive located on Mabelvale Cut-off be removed and the drive on the new street be redesigned to intersect further from the intersection. Landscaping comments were addressed. Staff stated the site plan as proposed did not include adequate areas of landscaping along the eastern and western perimeters. Staff stated screening would be required along these perimeters as well. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 6, 2007, Subdivision Committee meeting. The applicant has provided the percentages proposed for commercial development and provided the proposed signage plan. The site plan has been revised to modify access and circulation through the site but staff continues to have concerns with the indicated circulation for proposed Lots 1 and 2. Lots 1 and 2 are proposed with drive-through facilities. Based on the current design all drive lanes on the site must be one way access and the access between Lots 1 and 2 along the eastern side appears to result in conflicting traffic movements. Staff recommends the applicant redesign this area of the site plan to allow adequate circulation through the site. Con FILE NO.: Z -4768-C (Cont.) The site plan indicates the placement of a 28 -foot paved access along the rear of the building. Staff recommends this paved access be reduced to a 20 -foot paved access as required to meet fire code to increase the landscaping along the western perimeter. The site plan indicates the development of the site with 0-3, General Office District and C-3, General Commercial District uses. The lots will develop with a minimum of 60 percent of office space and 40 of commercial space. The site plan indicates the placement of 60 parking spaces located on Lot 3, 23 parking spaces located on Lot 1 and 15 parking spaces located on Lot 2. The building proposed for Lot 1 is indicated containing 2,420 square feet. The site is proposed with a drive through facility for a restaurant or bank. If the site were developed with a restaurant facility 24 parking spaces would typically be required. If Lot 2 is developed with a bank as indicated on the site plan a total of five parking spaces would typically be required. Lot 3 is indicated for development with a mixture of uses. Based on the typical minimum ordinance standards a total of 100 spaces would typically be required. The site plan indicates the placement of 60 parking spaces. Staff recommends the uses of this building not exceed the parking available on the site. The site plan does not include signage. Staff recommends signage be limited to a single development sign not to exceed 36 -feet in height and 160 square feet in area for the development. The site plan indicates two driveway locations on Lot 5 which is proposed for future development. The minimum distance between driveways on a commercial street is 250 feet. One of the driveways accessing Lot 5 must be removed. Staff is supportive of the revision to the previously approved Planned Office Development for the non-residential portion of the development to include the proposed building footprints for this portion of the development and the reduction of the number of lots proposed for non-residential development from six (6) to five (5). Staff however has concerns with the site plan as proposed concerning access and circulation, the western landscape strip and the drives proposed for Lot 5. Based on these concerns staff cannot support the site plan as proposed. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating they had met with the applicant and the applicant had submitted a revised site plan to staff and addressed the previously raised concerns related to the on-site circulation. Staff stated the applicant had agreed to a traffic control plan to include striping to reduce potential conflicts related to circulation on the site. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 7 FILE NO.: Z -4768-C (Cont. 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 11 ayes, 0 noes and 0 absent. E:3 November 8, 2007 ITEM NO.: E FILE NO.: Z -4768-C NAME: Valley Oaks Court Revised Long -form POD LOCATION: Located on Mabelvale West Road, just east of the South Loop DEVELOPER: JW and Associates P.O. Box 59 Little Rock, AR 72203 ENGINEER: Hurricane Valley, Inc. 1506 Prickett Road Bryant, AR 72022 AREA: 20.99 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 52 FT. NEW STREET: 2542 LF POD Commercial, Office and Single-family Residential Revised POD — Provide building layout for a portion of the non-residential development PROPOSED USE: Commercial, Office and Single-family Residential VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On October 21, 2004, the applicant withdrew a request to rezone this 20.99 -acre tract from 0-3, General Office District to R-2, Single-family and C-3, General Commercial District. The applicant proposed the North 14.9 acres with R-2, Single-family zoning and the South 6.19 acres fronting Mabelvale West Road with C-3, General Commercial District zoning. The rezoning was proposed for future residential and commercial development. On January 20, 2005, the Little Rock Planning Commission recommended denial of a request to rezone the site from 0-3, General Office District to POD. The applicant appealed this recommendation to the Board of Directors and the appeal was beard at November 8, 2007 SUBDIVISION ITEM NO.: E(Cont.)FILE NO.: Z -4768-C the Board of Directors April 5, 2006, public hearing. The Board of Directors approved the rezoning request by the adoption of Ordinance No. 19,304. The rezoning allowed 20.99 -acres zoned 0-3, General Office District to be rezoned to POD to allow the development of the property with a mix of single-family, office and commercial uses. The single-family portion contained 14.2 acres and was proposed with 47 lots. The single-family lots were similar to lot development criteria established in the R-3, Single-family Residential District of the Zoning Ordinance. The office and commercial portion contained 6.19 acres and was proposed with six (6) lots. Lots 1 and 2 would contain the commercial aspect of the development and were requested to utilize the allowable uses listed in the C-3, General Commercial District and Lots 3 — 6 would develop as office uses with 0-3, General Office District uses as allowable uses. The average lot size proposed was 37,066 square feet with a maximum buildable area of 24,873 square feet. The maximum lot size proposed was 46,942 square feet and the minimum lot size proposed was 29,311 square feet. The average lot size for the single-family lots was 8,930 square feet; a maximum lot size of 18,512 and a minimum lot size of 6,600. The average buildable area was 5,439 .square feet. A minimum lot width of 51.97 feet was proposed. A. PROPOSAL/REQUEST: The applicant is seeking a revision to the previously approved Planned Office Development for the non-residential portion of the development. The previous approval did not include proposed building footprints for the non-residential aspect of the development. The applicant is seeking approval for the building footprint placement for Lots 1 — 3. The lots are indicated with commercial and office uses similar to the percentage mix previously approved. The site plan as proposed reduces the number of lots proposed for non-residential development from six (6) to five (5). The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site is located on the North side of Mabelvale West Road, approximately 0.66 miles east of Interstate 30. The property is currently undeveloped. The south portion of the property is grass -covered, with the northern portion of the property wooded. The general area along Mabelvale West Road contains a mixture of uses and zoning. There are single-family homes on large tracts to the east along Nash Lane, with two churches located on Mabelvale West Road. There is another church, a single-family home and a hospital located to the west. Industrial uses oil November 8, 2007 SUBDIVISION ITEM NO.. E Cont. FILE NO.: - 768-C exist along 1-30 to the north. A post office and undeveloped C-3 property is located to the south across Mabelvale West Road, with a middle school located to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1 - ONDITIONS: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On a minor arterial street (Mabelvale West Road), the driveway spacing from an intersection is a minimum of 300 feet and minimum of 150 feet from the property line. The proposed western driveway on Mabelvale Pike must be removed. On a commercial street, the driveway spacing from an intersection is a minimum 250 feet and 125 feet from the property line. The southern driveway on the commercial street. The width of driveway must not exceed 36 feet. 2. 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. The driveways off the commercial street must be redesigned. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be requested to advance grade a lot without imminent construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 3 November 8, 2007 [."M301►y/6*1LOW 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) and on-site fire protection will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire_ Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 — the Mabelvale- Downtown and 17A Mabelvale-UALR Bus Routes. M November 8, 2007 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z -4768-C F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revised Long -form Planned Office Development. The proposal does not have a change from a Land Use standpoint, so the request does not require a change to the Land Use Plan Master Street Plan: Mabelvale West is shown as a Minor Arterial on the Master Street Plan and the South Loop proposed arterial is located just west of the application. These streets may require dedication of right-of-way and may require street improvements. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: A Class I is shown proposed just south of the application site. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Landscape: 1. Compliance with the City's landscape and buffer ordinances is required. 2. The zoning buffer ordinance requires an average street buffer width of thirty- three foot (33') and in no case less than half, along Mabelvale Road. 3. The zoning buffer ordinance requires an average street buffer width of twenty-two foot (22') and in no case less than half along the eastern perimeter of the site, next to the proposed street. 4. The zoning buffer ordinance requires a land use buffer of twenty-two foot (22') along both the eastern and western perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. However, since the property to the east is located within the floodway, the land use buffer and screening requirements may be deemed unnecessary. 5 November 8, 2007 SUBDIVISION ITEM NO_ E Cont. FILE NO.: Z -4768-C 5. The property to the east and west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and the western perimeters of the site. 6. A nine foot wide (9) perimeter landscape strip is required around the sites entirety and also between the proposed lots. Currently, this minimal amount is not being met. A variance from the City Beautiful Commission will be required prior to the issuance of a building permit. 7. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 %2 feet in width and 150 square feet in area. 8. A small amount of building landscaping will be required to be located between the building and the proposed parking areas. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on the site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT- (September 6, 2007) The applicant was present representing the request. Staff presented the item stating there were additional items necessary to complete the review process. Staff requested the applicant provide the percentages proposed for commercial and office development and the total square footage for each use in the general notes section of the site plan. Staff also requested the applicant provide the proposed signage plan including the building signage. Staff stated the design of the development should provide for ingress and egress for the site and service drives and interior circulation as required in Chapter 31 of the Little Rock code. Public Works comments were addressed. Staff stated the drives as proposed did not comply with the typical minimum ordinance standards. Staff requested the drive located on Mabelvale Cut-off be removed and the drive on the new street be redesigned to intersect further from the intersection. Landscaping comments were addressed. Staff stated the site plan as proposed did not include adequate areas of landscaping along the eastern and western perimeters. Staff stated screening would be required along these perimeters as well. Con November 8, 2007 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z -4768-C Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 6, 2007, Subdivision Committee meeting. The applicant has provided the percentages proposed for commercial development and provided the proposed signage plan. The site plan has been revised to modify access and circulation through the site but staff continues to have concerns with the indicated circulation for proposed Lots 1 and 2. Lots 1 and 2 are proposed with drive-through facilities. Based on the current design all drive lanes on the site must be one way access and the access between Lots 1 and 2 along the eastern side appears to result in conflicting traffic movements. Staff recommends the applicant redesign this area of the site plan to allow adequate circulation through the site. The site plan indicates the placement of a 28 -foot paved access along the rear of the building. Staff recommends this paved access be reduced to a 20 -foot paved access as required to meet fire code to increase the landscaping along the western perimeter. The site plan indicates the development of the site with 0-3, General Office District and C-3, General Commercial District uses. The lots will develop with a minimum of 60 percent of office space and 40 of commercial space. The site plan indicates the placement of 60 parking spaces located on Lot 3, 23 parking spaces located on Lot 1 and 15 parking spaces located on Lot 2. The building proposed for Lot 1 is indicated containing 2,420 square feet. The site is proposed with a drive through facility for a restaurant or bank. If the site were developed with a restaurant facility 24 parking spaces would typically be required. If Lot 2 is developed with a bank as indicated on the site plan a total of five parking spaces would typically be required. Lot 3 is indicated for development with a mixture of uses. Based on the typical minimum ordinance standards a total of 100 spaces would typically be required. The site plan indicates the placement of 60 parking spaces. Staff recommends the uses of this building not exceed the parking available on the site. The site plan does not include signage. Staff recommends signage be limited to a single development sign not to exceed 36 -feet in height and 160 square feet in area for the development. The site plan indicates two driveway locations on Lot 5 which is proposed for future development. The minimum distance between driveways on a commercial street is 250 feet. One of the driveways accessing Lot 5 must be removed. 7 November 8, 2007 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z -4768-C Staff is supportive of the revision to the previously approved Planned Office Development for the non-residential portion of the development to include the proposed building footprints for this portion of the development and the reduction of the number of lots proposed for non-residential development from six (6) to five (5). Staff however has concerns with the site plan as proposed concerning access and circulation, the western landscape strip and the drives proposed for Lot 5. Based on these concerns staff cannot support the site plan as proposed. 1. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating they had met with the applicant and the applicant had submitted a revised site plan to staff and addressed the previously raised concerns related to the on-site circulation. Staff stated the applicant had agreed to a traffic control plan to include striping to reduce potential conflicts related to circulation on the site. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. n. ITEM NO.: 8. Z -4768-C NAME: Valley Oaks Court Revised Long -form POD LOCATION: located on Mabelvale West Road, just east of the South Loop 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 September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. The site plan and cover letter indicate the percentages remain similar to the previous approval. Provide the total square footage of the proposed buildings on the site plan. The general notes section indicated a total of 130,597 square feet for office and 84,545 square feet for commercial. The numbers on the site plan do not add to these numbers. Is a portion of Lot 3 proposed for commercial development? If so indicate the square footage proposed for commercial activities. 3. The previous approval allowed a lot area for C-3 uses of 68,532 and a maximum buildable area of 39,940 square feet. The lot area for 0-3 was 153,863 and the maximum buildable area was 109,295 square feet. 4. No changes are proposed for the residential portion of the previously approved development. 5. Provide the location of the proposed signage along with a note indicating the total height and area of the proposed signage. Commercial signage is typically allowed with a maximum sign height of 36 -feet and a maximum sign area of 160 square feet. Office signage is typically allowed with a maximum sign height of six feet and a maximum sign area of 64 square feet. 6. Provide the days and hours of operation for the proposed development. 7. The site plan indicates the placement of a dumpster pad on the lot lines of Lots 1 and 2. Is a single dumpster proposed to serve the development? If additional dumpsters are proposed provide the location of the proposed dumpster pads and include a note concerning the required screening of the proposed facilities. 8. Will the hours of service for the dumpster facilities be limited to daylight hours? If so provide a note on the site plan indicating the limited hours of dumpster service. 9. Any site lighting must be low level and directional, directed downward and into the site not allowing lighting to overspill onto the adjacent properties. 10. Is fencing proposed along the eastern perimeter of the site? If so provide a note on the site plan indicating the location of the proposed fencing, the construction material and the total height of the fencing, 11. Provide the percentage of landscaped area for each lot indicated for development. The zoning ordinance typically requires a minimum of ten percent of the gross planned commercial mixed use district or planned office district area be designated as landscaped open space not to be used for streets or parking. 12.The design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 31 of the Little Rock Code. Item # 8. Variance/Waivers: Public Works Conditions: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On a minor arterial street (Mabelvale West Road), the driveway spacing from an intersection is a minimum of 300 feet and minimum of 150 feet from the property line. The proposed western driveway on Mabelvale Pike must be removed. On a commercial street, the driveway spacing from an intersection is a minimum 250 feet and 125 feet from the property line. The southern driveway on the commercial street. The width of driveway must not exceed 36 feet. 2. 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. The driveways off the commercial street must be redesigned. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance is required to be requested to advance grade a lot without imminent construction. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements located in the right-of-way. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on Item # 8. the size of the meter connection(s) will apply to this project in addition to normal charges. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) and on-site fire protection will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 — the MabeIva le- Downtown and 17A Mabelvale-UALR Bus Routes. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revised Long -form Planned Office Development. The proposal does not have a change from a Land Use standpoint, so the request does not require a change to the Land Use Plan Master Street Plan: Mabelvale West is shown as a Minor Arterial on the Master Street Plan and the South Loop proposed arterial is located just west of the application. These streets may require dedication of right-of-way and may require street improvements. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I is shown proposed bikeway is built separate from or alongside may be required. just south of the application site. A Class I a road. Additional paving and right of way City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Landscape: Item # 8. 1- The zoning buffer ordinance requires an average street buffer width of thirty-three foot (33') and in no case less than half, along Mabelvale Road. 2. The zoning buffer ordinance requires an average street buffer width of twenty-two foot (22') and in no case less than half along the eastern perimeter of the site, next to the proposed street. 3. The zoning buffer ordinance requires a land use buffer of twenty-two foot (22') along both the eastern and western perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. However, since the property to the east is located within the floodway, the land use buffer and screening requirements may be deemed unnecessary. 4. The property to the east and west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern and the western perimeters of the site_ 5. A nine foot wide (9') perimeter landscape strip is required around the sites entirety and also between the proposed lots. Currently, this minimal amount is not being met. A variance from the City Beautiful Commission will be required prior to the issuance of a building permit. 6. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 %2 feet in width and 150 square feet in area. 7. A small amount of building landscaping will be required to be located between the building and the proposed parking areas. 8. An automatic irrigation system to water landscaped areas will be required. 9. 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. 10.The City Beautiful Commission recommends preserving as many existing trees as feasible on the 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/plan (to include the additional information as noted above) to staff on Wednesday, September 12, 2007. Item # 8.