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HomeMy WebLinkAboutZ-4807-F Staff AnalysisSeptember 3, 2009 ITEM NO.: C FILE NO.: Z -4807-F NAME: Shackleford Farms Long -form POD Time Extension LOCATION: Located North of Wellington Hills Road and West of the Villages of Wellington Subdivision DEVELOPER: Whisenhunt Investment 35 Windsor Court Little Rock, AR 72212 ENGINEER: Development Consultant, Inc. 2200 North Rodney Parham Road Little Rock, AR 72212 AREA: 10.08 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 ME FT. NEW STREET: 0 LF 0-2 and C-2 - Mix of 70% Office and 30% Commercial Uses POD — Two -Year Time Extension 0-2 and C-2 - Mix of 70% Office and 30% Commercial Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,560 adopted by the Little Rack Board of Directors on June 27, 2006, approved a rezoning of this site from various zoning classifications to POD (Planned Office Development) to establish a conceptual plan and define uses for the property. The approval was to secure the POD zoning and as the final plan for the site was secured, a revision to the approved POD would be reviewed by the Planning Commission and the Board of Directors for compliance with the following established criteria: September 3, 2009 SUBDIVISION ITEM NO.: C Cont. FILE NO.:Z-4807-F BASIC DEVELOPMENT COMPOSITION - 1. The 10.08 acre site will be developed with office and commercial uses with an approximate balance of 70% office and 30% commercial measured on a proportional basis of building area for the entire property. 2. The maximum building square footage shall be tied to the proposed usage mix of the final development plan. The maximum density for commercial uses shall be limited to thirty thousand (30,000) square feet per acre of commercial uses. Based upon this maximum density the maximum commercial area shall be thirty thousand (30,000) square feet of which the maximum area for restaurant use shall be limited to sixteen thousand (16,000) square feet. 3. If the property is developed exclusively for office uses the maximum area would be two hundred (200,000) square feet or if developed for mixed use the maximum would be one hundred and forty thousand (140,000) square feet based upon the densities set forth. 4. For commercial development uses shall be limited to those identified under the C-2 Commercial classification as amended on the date that of final plan approval with accessory and conditional uses for this classification also available. 5. For office development uses shall be limited to those identified under the 0-2 Office classification as amended on the date of final plan approval with accessory and conditional uses for this classification also available. 6. The property may be developed as a mix of individual lots and buildings or may include multiple buildings on a single site. 7. Buildings use on the property may be used for single or mixed purposes as otherwise subject to the limitations set forth. BASIC DEVELOPMENT GUIDELINES - 1. The layout of proposed building and site improvements shall be subject to approval by the Planning Commission and the City of Little Rock Board of Directors as an amendment to this POD application. 2. Proposed building designs shall be subject to approval by the Subdivision Committee and the Department of Planning and Development. 3. The maximum building height allowed shall be Eighty (80) feet 4. All site lighting shall be low level directed away from adjacent property and shielded downward and onto the site. 5. All trash enclosures shall be oriented away from boundary streets screened with masonry enclosures and gated with screened gate panels. 2 September 3, 2009 SUBOIVISION ITEM NO.: C Cont. FILE NO.: Z -4807-F 6. Use of any outdoor speaker or sound amplification system shall be prohibited on the property except for one half hour before and after the users hours of being open to the general public provided the operation of any such speaker and system does not emit sound plainly audible from adjoining properties or boundary streets. 7. All landscape and buffer areas shall be provided to meet or exceed City of Little Rock ordinance requirements and shall provide a minimum of twenty five (25) feet of buffer along boundary streets. 8. All portions of the property shall be landscaped to meet or exceed City of Little Rock ordinance requirements. PUBLIC INFRASTRUCTURE IMPROVEMENTS — Prior to any final plan approval - 1 . The developer shall provide the City with an updated traffic study which shall be based upon the traffic study dated April 4, 2006 along with the addendum dated May 24, 2006 collectively the original traffic study prepared by Peters Associates Engineers Inc. so long as the traffic study fairly and accurately represents the traffic condition in the area of the development for which final plan approval is sought. 2. If there have been any modifications of the City Master Street Plan these amendments shall be deemed a part of this ordinance and the developer shall comply with all of the applicable standards that are part of the Master Street Plan in effect on the date that final plan approval is requested. 3. If it is determined from the updated traffic study required by this subsection that projected levels of service at any intersections adjacent to the proposed development will likely fall below acceptable levels of service as that term is defined by the Institute of Transportation Engineers at the time of the application for final plan approval then as a condition of such approval the developer shall agree to make such additional boundary street improvements as the City deems to be necessary to mitigate the impact of this development on that area. 4. The developer shall negotiate an agreement with City of Little Rock Public Works and Traffic Engineering for the installation of specific street improvements that will be required. 5. The developer shall review related utility infrastructure needs with the various utility companies and negotiate agreements for the installation of specific utility improvements that will be required understanding that the cost of relocation of any utilities may be the responsibility of the developer at the time of such relocation. 3 September 3, 2009 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: Z -4807-F 6. Right of way dedications and easements to the City for required street drainage and utility improvements will be provided by the developer. 7. Notwithstanding any other provision of this ordinance the City shall only require improvements to infrastructure that are required by the impact of this development on the surrounding properties and roadways at the time of development that it has legal or constitutional authority to impose. SIGNAGE GUIDELINES - 1. Monument style signage shall be used and each sign shall not exceed 10 feet in height or 100 square feet in area as measured on one side. 2. Monument signage may be used on a shared or individual basis among buildings and tenants. 3. Final signage locations shall be subject to approval by the Planning Commission and the City of Little Rock Board of Directors as an amendment to this PGD application. 4. All building wall signage shall comply with City of Little Rock ordinance requirements based on the associated building use. GRADING & EXCAVATION GUIDELINES - 1. Preliminary grading shall be done on this property as part of a larger overall grading plan and project for nearby properties and roadways. This work will be done in advance of actual property development. 2. The developer shall provide an overall master grading plan covering this and surrounding properties to minimize future excavation work traffic disruption right of way damage and related hauling operations that will occur at the actual time of development. A. PROPOSALIREQUEST: The applicant is now requesting approval by the Planning Commission of a time extension for implementation of the previously approved POD. Per Section 36-454(e) the applicant shall have three years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the Planning Commission which may grant one (1) extension of not more than two years. Time extensions shall be applied for by formal written request not less than ninety days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. M September 3, 2009 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -4807-F The applicant has indicated they have been actively working on the project in an effort to refine and further improve the design. The developers have indicated permitting cannot be achieved within the three year as required by the minimum ordinance standards. As a result, the applicant requests the Commission allow a two-year time extension of the previously approved Planned Zoning Development. According to the developer the roundabout has gone through several design modifications and while these were being prepared the contractors for the street construction moved off site to do other work. The modifications are completed and between weather and getting the contractors remobilized the work has recently started again. Drainage adjustments have been completed to allow for the modification and the dirt contractor has started with the grade changes as well. As soon as the work is completed curb and gutter will be installed along with the paving. These subcontractors are waiting to perform. The developers anticipate completing the road work north, east and west of the roundabout by the end of March. The remainder of the work south of Chenal Parkway should be completed by the end of April provided Entergy relocates their poles in a timely manner. (That work has not been completed.) Landscaping is progressing and will be completed shortly after these dates. The improvements plans to Chenal Parkway and Kanis Road were reviewed by staff and the plans have been revised based on staff's comments. The developers are in the process of obtaining right of way from an adjacent owner in order to build the Kanis Road improvements. There are some utility adjustments required for the work and the developers are proceeding with completing the adjustments. As soon as the utilities have been adjusted contracts will be let to build the improvements. The City has issued the developers a Notice of Violation for failure to complete the street construction in a timely manner based on schedule dates submitted by the applicant. The City has also issued a demand letter stating the City will file a mandatory injunction to complete the road in a timely manner. A response is requested by the close of business March 11, 2009. If the response is not acceptable, the City will file a lawsuit in Circuit Court. B. EXISTING CONDITIONS: The site is a vacant gently sloping site; the remnant of the old Shackleford Dairy Farm. Kirk Road and Wellington Hills Drive are currently under construction. The roundabout for the intersecting roads has not been completed. The area to the west is developing as office and commercial uses abutting Chenal Parkway and the area to the east is the Villages of Wellington subdivision. North of the September 3, 2009 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -4807-F site is the Fellowship Bible Church campus and further north is Carrington Park Apartments (zoned MF -18) and a vacant 0-3 zoned tract. To the east is a MF -18 zoned tract, which has developed as a multi -family development. South of the site is a PD -C zoned property developed as Riverside Acura automobile dealership. Small-scale office development is occurring along Kirk Road on the east side and on the west side is an automobile repair shop and a convenience store. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. The Villages of Wellington Property Owners Association, the Coalition of West Little Rock Neighborhoods, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. STAFF RECOMMENDATIONS: Staff has concerns with the granting of a two (2) year time extension and feels a one-year time extension is more appropriate. After the one-year extension, the City and the applicant can review the progresses made on the required improvements to determine if additional time for the submission of the final development plan should be granted. Staff recommends approval of a one-year time extension for the proposed development subject to compliance with all previously approved comments and conditions. PLANNING COMMISSION ACTION: (MARCH 19, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on March 14, 2009, a deferral of the item to the April 30, 2009, 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 deferral of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 September 3, 2009 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -4807-F STAFF UPDATE: The item was deferred from the March 19, 2009, public hearing at the applicant's request. There has been no change to the application or the request since the previous staff write-up. Staff continues to recommend approval of a one-year time extension in -lieu of the applicant's request for a two-year time extension for submission of a final development plan for the approved PCD zoning. PLANNING COMMISSION ACTION: (APRIL 30, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 24, 2009, requesting a deferral of the item to the June 11, 2009, public hearing. Staff stated the applicant had indicated additional time was needed for on-going negotiations to acquire the necessary right of way for Kirk Road widening. Staff stated the acquisition of the right of way directly affected the developer's ability to update the work schedule for the Kirk Road improvements. 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 as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has been no change to this application request since the previous staff write-up. Staff continues to recommend approval of a one (1) year time extension for the approved POD. PLANNING COMMISSION ACTION: (JUNE 11, 2009) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of a one-year time extension. Commissioner Laha stated due to previous engagements with the owners representative, Mr. Hathaway, he would have to recuse from the discussion of the item. The Chair called the applicant to the podium stating the Commission's practice was to allow a deferral of an item when there were eight or fewer Commissioners present. He stated with the two Commissioners absent and the recusal of Commissioner Laha there 7 September 3, 2009 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -4807-F were currently eight Commissioners present to vote on the item. The Chair stated for an item to pass it would take six affirmative votes. He stated with the deferral option this would allow the applicant an opportunity to have more Commissioners present to discuss and vote on the item. Mr. Hathaway stated his clients would like to defer the item. He stated there were a number of key pieces that needed to fall into place for the Commission and citizens to see progress on the Kirk Road construction. He stated the additional time would allow these key pieces to be secured. He stated the work on Kirk Road was going to continue regardless of the Commission hearing the request at this public hearing or in six weeks. He requested a deferral of the item to the July 23, 2009, public hearing. There was no further discussion of the item. The Chair entertained a motion for deferral of the item. The motion carried by a vote of 7 ayes, 1 noes, 2 absent and 1 recusal (Commissioner Troy Laha). STAFF UPDATE: The applicant has not provided staff with a written update since the previous Commission meeting. Staff continues to recommend a one-year time extension for the previously approved POD. PLANNING COMMISSION ACTION: (JULY 23, 2009) The applicant was present. There were registered objectors present. Commissioner Laha once again stated he would be recusing from the discussion. The Chair called the applicant to the podium stating the Commission's practice was to allow a deferral of an item when there were eight or fewer Commissioners present. He stated with the two Commissioners absent and the recusal of Commissioner Laha there were currently eight (8) Commissioners present to vote on the item. The Chair stated for an item to pass it would take six (6) affirmative votes. He stated with the deferral option this would allow the applicant an opportunity to have more Commissioners present to discuss and vote on the item. The applicant opted for the deferral. The Commission stated the item would be heard at the September 3, 2009, public hearing. There was no further discussion of the item. The Chair entertained a motion for deferral of the item. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recusal (Commissioner Troy Laha). 0 September 3, 2009 SUBDIVISION ITEM NO.: C Cont. STAFF UPDATE: FILE NO.: Z -4807-F The applicant has not provided staff with a written update since the previous Commission meeting. Staff continues to recommend a one-year time extension for the previously approved PCD. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) Mr, Jim Hathaway was present representing the owner. There were registered objectors present. Staff presented the three related items (Shackleford Farms 30.8 Acres Long -form PCD Time Extension Z -5617-A, located South of Kanis Road and Chenal Parkway and West of the existing Kroger Shopping Center Shackleford Farms Long -form POD Time Extension Z -4807-F, located North of Wellington Hills Road and West of the Villages of Wellington Subdivision Shackleford Farms Long -form PCD Time Extension, located South of Wellington Hills Road and East of Kirk Road Z -4807-G) with a recommendation of approval of a one year time extension. Mr. Hathaway addressed the Commission on behalf of the owner. He provided the Commission with a copy of the street improvement plans and provided the Commission with a status report for the construction of the streets in the area. He stated since the June 9`h meeting the right of way was in place, the utilities had been moved and paving was near completion along the northern portion of the roadway. He stated the improvements were indicated in three phases. He stated the first phase street improvements were to be completed by November 1St. He stated this included all paving from Chenal Parkway to the church property. He stated improvements to Wellington Hills Road were complete. He stated the second phase of improvements were located south of Chenal Parkway on Kirk Road. He stated these improvements were to be completed with the Kroger development. He stated one-half of the street was currently under construction and the west one-half would begin soon. He stated utilities had to be relocated before construction could take place on the west one-half. He stated the final phase was the intersection of Chenal Parkway and Kanis Road. He stated the improvements to Kirk Road had to be complete prior to beginning the final phase improvements. He stated for a short period of time vehicles would be detoured off the parkway and onto Kirk Road to allow the intersection to be lowered. Mr. Lance Hines addressed the Commission in opposition of the request. He stated the developers had drug their feet on completing the roads creating an undue hardship on the residents of the Villages of Wellington. He stated the streets were to be complete prior to Fellowship opening to limit the traffic on the residential streets in the area. He questioned why the streets were not open. He stated the paving had been completed on the north portion for more than a week and the developers were not opening the 9 September 3, 2009 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z -4807 - streets. He stated opening the street to the north would relieve pressure on the Villages of Wellington neighborhood. There was a general discussion of the Commission and Mr. Hathaway concerning time frames and completion dates. Mr. Hathaway started the improvements to Kirk Road would be complete by November 1St and all three phases would be complete by the one year expiration date. The Commission discussed an option of allowing a one year deferral with an automatic additional year deferral if the developer met the obligation of completing the street by the one year expiration date. The Commission questioned staff as to the thoughts on allowing the one year automatic renewal. Staff stated they felt the final development plan for the projects should be submitted within the year to ensure zoning for the site in the future. The Commission questioned staff as to their reasoning for this request. Staff stated with the submission of the final development plan the zonings would be enacted. A motion was made to grant a one year time extension and a conditional additional one year time extension beyond June 27, 2010 if all improvements for Phase I were in place by November 1 st and Phases II and III were completed by June 21, 2010. Commissioner Adcock questioned if acts of God were being considered. Commissioner Rector stated the approval did not allow for acts of God. It was a get the improvements done by this date regardless. The motion carried by a vote of 9 ayes, 0 noes 1 recusal and 1 absent. 10 NO.: Z -4807-F NAME: Shackleford Farms Long -form POD LOCATION: Located North of Wellington Hills Road, West of the Villages of Wellington Subdivision DEVELOPER: Whisenhunt Investment 35 Windsor Court Little Rock, AR 72212 ENGINEER: Development Consultant, Inc. 2200 North Rodney Parham Road Little Rock, AR 72212 AREA: 10.08 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, MF -6, 0-2 and C-1 Single-family, Multi -family, Office and Commercial PROPOSED ZONING: POD PROPOSED USE: 0-2 and C-2 - Mix of 70% Office and 30% Commercial Uses VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of this site from various zoning classifications to POD (Planned Office Development) to provide a conceptual plan to establish uses for the property. The applicant has indicated as a development plan or plans are secured the POD will be revised to allow review by the Planning Commission and the Board of Directors for compliance with established criteria. The applicant has indicated the following criteria for review and approval: FILE NO.: Z -4807-F BASIC DEVELOPMENT COMPOSITION - 1. The 10.08 acre site will be developed with office and commercial uses with an approximate balance of 70% office and 30% commercial measured on a proportional basis of building area for the entire property. 2. Allowed uses will be those identified under 0-2 and C-2 classifications of office and commercial uses. 3. The property may be developed as a mix of individual lots and buildings, or multiple building on a single site. 4. Buildings may be for single or mixed use. BASIC DEVELOPMENT GUIDELINES - 1. The layout of proposed building site improvements must be approved by the Planning Commission as an amendment to this POD application. 2. The maximum building height allowed shall conform to 0-2 height regulations. 3. All site lighting must be low-level, directed away from adjacent property, and shielded downward and onto the site. 4. All trash enclosures will be oriented away from boundary streets, screened with masonry enclosures, and gated with screened gate panels. 5. Use of outdoor speaker or sound amplification system shall be prohibited on the property except for one-half hour before and after the users hours of being open to the general public. The operation of any such speaker and system is limited to those that do not emit sound that is plainly audible from adjoining properties or boundary streets. 6. All landscape and buffer areas will be provided to meet or exceed CLR ordinance requirements and provide a minimum street buffer of twenty-five feet along boundary streets. 7. All portions of the property will be landscaped to meet or exceed CLR ordinance requirements. PUBLIC INFRASTRUCTURE IMPROVEMENTS - 1. A traffic study will be provided by the developer to identify street improvements that will be recommended to service the proposed uses and to evaluate proposed alignments. 2. The developer will negotiate an agreement with CLR Public Works and Traffic Engineering for the installation of specific street improvements that will be required. 3. The developer will review related utility infrastructure needs with the various utility companies and negotiate agreements for the installation of specific utility improvements that will be required. 4. Rights-of-way and easements for required street, drainage, and utility improvements will be provided by the developer. Pi LE NO.: Z -4807-F (Cont. SIGNAGE GUIDELINES - 1. Monument style signage will be used and each sign will not exceed 10 feet in height or 100 square feet in area (as measured on one side). 2. Monument Signage may be used on a shared or individual basis among buildings and tenants. 3. Final signage locations must be approved by the Planning Commission as an amendment to this POD application. 4. All building wall signage must comply with CLR ordinance requirements based on the associated building use. GRADING & EXCAVATION GUIDELINES - 1. Preliminary grading will be done on this property as part of a larger overall grading plan and project for surrounding properties and roadways. This work will be done in advance of actual property development. 2. The developer will provide an overall master grading plan covering this and surrounding properties to minimize future excavation work and related hauling operations that will occur at the actual time of development. B. EXISTING CONDITIONS: The site is a vacant gently sloping site; the remnant of the old Shackleford Dairy Farm. The area to the west is developing as office and commercial uses abutting Chenal Parkway and the area to the southwest along Kirk Road has not redeveloped. To the east of the site is the Villages of Wellington subdivision with new single-family homes under construction. Further north of the site are the Carrington Park Apartments (zoned MF -18) and a vacant 0-3 zoned tract. To the east is a MF -18 zoned tract, which as developed as a multi -family development. South of the site is a PD -C zoned site for Riverside Acura automobile dealership. Small-scale office development is occurring along Kirk Road on the east side. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. The property owners located within 200 -feet of the site, all residents located within 300 -feet of the site who could be identified along with the Parkway Place Property Owners Association, Margeaux Place Property Owners Association and the St. Charles Property Owners Association were notified of the public hearing. 3 ENO.: Z -4807-F (Cont. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A traffic study has been provided for review by Public Works. After review, the study meets all Public Work's requirements. 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 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. Water main extensions 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 fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire 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 CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Low Density Residential and Office for this property. The applicant has applied for a Planned Office District for future development of the property. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda. (File No. LU06-19-01) Master Street Plan: There is an amendment to the Master Street Plan before the Board of Directors in this area; the major change of this item would be the alignments. Wellington Hills Blvd, and Champlin Drive are shown as Arterials on 4 LE NO.- Z -4807-F the Plan. Kirk is shown as a Collector with a request to change it to an Arterial. An unnamed Collector has been requested for removal from the Plan between Chenal Parkway and Arkansas Systems Drive. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three -lane roads. None of these roads are built to standard. Right-of-way and street improvements will need to be made at the time of development. Bic cle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. City Recognized Neighborhood Action Plan: The application area is within the Rock Creek Neighborhoods Plan area. The Neighborhood Plan calls for the protections and preservation of greenbelts with strict enforcement of the excavation and landscape ordinances. It also calls for the interconnection of the area with sidewalks and other non -motorized vehicle paths. The Plan calls for the completion of Champlin Drive and Villages of Wellington Road to Kanis Road, and construct the intersection of Chenal Parkway and Champlin Drive; fund with a bond issue (build prior to development). The Plan asks that amendments to the Land Use Plan be rare and only with the input of the neighborhood. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) The applicants were present representing the request. Staff presented an overview of the proposed request and indicated there were two rezoning requests located within the immediate area and suggested the Committee discuss them simultaneously (Item 8 — File No. Z -4807-G and Item 9 File No. 4807-F). Staff stated the comments for each were very much the same. Staff stated a rezoning request from various zoning districts to POD was being requested north of Wellington Village Road and a rezoning request from C-1 and 0-2 to PCD was being requested for the south side of Wellington Village Road. Staff stated there were a number of outstanding issues associated with the request including the proposed development plan. Mr. Robert Brown stated the developers were requesting a conceptual planned development to establish uses for the areas and once the final development plans were secured a revision to the zoning would be applied for and the Commission could then review the specifics of the site development plan. 5 FILE NO.: Z -4807-F (Cont. Staff stated the developers had given a list of criteria which would establish the review process. There was a general discussion concerning the proposed development plan and the lack of a development plan. Commissioner Yates questioned why the request was not a rezoning to 0-2 and C-2 since the developers did not have specifics of the proposed developments. Mr. Brown stated with the current request the Commission would be allowed to review the proposed development prior to construction. Commissioner Yates noted both 0-2 and C-2 zoning districts required site plan review prior to development. Public Works commented the traffic study had been provided for review and the study met all Public Work's requirements. 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 NALYSIS: The applicant submitted a revised cover letter and site plan to staff addressing the issues raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated directional signage will comply with ordinance standards, pedestrian access and circulation will be incorporated in the final design and dumpsters and trash receptacles will be serviced during daylight hours, comply with applicable codes for placement and not be located adjacent to residentially used property. The revised cover letter indicates the building design will be reviewed and approved by the Planning Commission as a part of an amendment to the conceptual POD application. Also all service docks are to be oriented away from streets and provided with proper screening. The proposal includes the development of this 10 acre site with a conceptual POD containing 70 percent office uses and 30 percent commercial uses. The maximum building square footage of the development will be tied to the proposed usage mix of the final development plan. There will be a maximum density of 20,000 square feet per acre of office uses and a maximum density of 10,000 square feet per acre of commercial uses. The maximum commercial area is 30,000 square feet based on the proposed usage mix. The maximum area of restaurant use (as part of the maximum commercial area) will be 16,000 square feet. The maximum area for office uses will be based on previously stated densities which would allow 200,000 square feet if the site was developed entirely with office uses or 140,000 square feet based on the proposed use mix. One out -parcel is proposed for the site. The out parcel is proposed along the western portion of the site containing an estimated 2.0 acres. The maximum building height proposed for the office use buildings is 80 -feet and the maximum building height for the commercial use buildings is 45 -feet. [0 FILE NO.: Z -4807-F (Cont.) Staff is supportive of the proposed request. The applicant is requesting the approval of the proposed use mix and the placement of out parcels on the site with a maximum square footage identified of office and commercial uses. Limits have been placed on the building heights for office and commercial uses as well as limits placed on signage and dumpster locations. As proposed, a revision to the POD would be sought prior to development detailing the site plan and proposed building design for Planning Commission and City Board approval. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the proposal is appropriate to allow the future development of the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as noted in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation the item be deferred to the May 25, 2006, public hearing to allow staff and the applicant additional time to resolve outstanding issues associated with the 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. PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present representing the request. There was one registered objector present. The staff presentation included several items in the general area with various recommendations. For this specific application staff presented a recommendation of approval. Mr. Ernie Peters addressed the Commission detailing the results of a traffic study he had performed for the area based on the current future land use plan and the current zoning and based on the proposed changes to the future land use and zoning. He stated with the analysis he had assumed background growth of traffic for the area. He stated the area contained approximately 500 to 600 acres of undeveloped land. He stated assumptions were made including a 20 percent building footprint for the undeveloped properties. He stated based on the traffic study the volume would increase by approximately 1,500 cars per day if all the applications were approved. He II FILE NO.: Z -4807-F (Cont. stated with the Chenal rezoning request the traffic would increase by approximately 500 additional vehicles during peak hours and with the Wisenhunt rezoning request the increase would be approximately 1000 additional vehicles during peak hours. He stated this would result in a 22 to 24 percent increase. He stated if all the rezoning requests in the area were approved this would result in a moderate increase in traffic. He stated several intersections would operate at a less than desirable level with Arkansas Systems Drive being the worst functioning intersection. He stated the function of this intersection would not be worsened by the approval of the rezoning request. He stated improvements to Chenal Parkway, by the addition of lanes, would be required to facilitate traffic flows in the area. The Commission questioned the growth factor and time frame for build -out. Mr. Peters stated he made the assumption the area would build out but did not give a time frame for build out. He stated if the area was not built out in ten years additional background traffic should be added to the counts but he had not included this in his calculations. He stated the areas needed improvements were long-term. He stated the Wisehunt's were proposing to improve the intersection of Kanis Road and Chenal Parkway, Kirk Road and Chenal Parkway and add an additional lane to Chenal Parkway adjacent to the existing Kroger Development. He stated the remaining roadway would need improvements via developers or with the expending of public funds. Staff noted the Board of Directors had adopted a Resolution indicting no public funds would be expanded on Chenal Parkway without a public vote. Staff stated to assume the public would fund the improvements was not a safe assumption. Commissioner Rahman stated he would like additional time to review the traffic study and information provided by Mr. Peters and requested a deferral of the item. Mr. Dick Downing, representative of the applicant, stated the owners did not have time for a deferral. He stated the time constraints were such that if the zoning were not approved the strict schedules imposed by the Fellowship Bible Church could not be met. Mr. Downing stated the developers were committed to infrastructure improvements abutting their ownership as required by the traffic study to facilitate traffic flows in the area. Mr. Downing stated the Board of Directors approved an amendment to the Master Street Plan to realign Wellington Hills and Kirk Roads and the changes proposed were specifically for the proposed development of the church and the current rezoning request. He stated the applicant's had performed a traffic study of the area and staff was providing a positive recommendation of the applications. He stated there was no opposition to the rezoning request. He stated based on the comments made by Mr. Peters the impact of traffic in the area would be moderate if the rezoning requests were approved. Mr. Randy Fraizer addressed the Commission in support of the request. He stated he was the representative of Fellowship Bible Church and they were supportive of the request. He stated the church's development was contingent on the Wisenhunt applications being approved. He stated he was present offering support and requested the Commission approval of the requested rezoning. A IMMilk[0aiAE,NIIYA�[�� Ms. Kathleen Olsen addressed the Commission with concerns. She stated with piece mill development there could be potentially be negative impacts. She stated there was a concern with stripping out the area and felt the planned development process a process which would avoid this potential. She stated based on the percentages given the impact could be limited but staff and the Commission should carefully consider each application to ensure strip development did not occur. Mr. Hank Kelley addressed the Commission in support of the request. He stated his property was located to the west of the proposed rezoning site and felt the development as proposed would add value to the area. He stated he embraced an office and commercial development which would add potential restaurant uses to the area allowing nearby office workers options for eating as opposed to getting in their cars and driving a few miles for lunch. He stated with the construction of Kirk Road and Wellington Hills Road this would also assist in traffic flows in area allowing an alternate route to Chenal Parkway. There was a general discussion of the proposed development and the impact of traffic in the area. Traffic engineering staff stated they felt the proposed development would only have a minor impact on the roadways. Staff stated the developer was committed to infrastructure improvements in the area including signalization of Kanis Road and Chenal Parkway and Kirk Road and Chenal Parkway as well as improvements to the intersections to facilitate traffic flows. A motion was made to approve the request as filed. The motion carried by a vote of 6 ayes, 0- noes and 5 absent. E ITEM NO.: 8 NAME: Shackleford Farms Long -form POD Z -4807-F LOCATION: located North of Wellington Hills Road, West of the Villages of Wellington Subdivision 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. During the site work, the required land use buffer and street buffer must be preserved. Construction fencing must be in place to protect all required buffers prior to the initiation of any site work. 3. Directional signage must comply with the City Zoning Ordinance unless otherwise approved by the Planning Commission. 4. Pedestrian circulation is a critical element to future development of the site. Please make provisions for pedestrian circulation and access when development plans are finalized. 5. Dumpster service hours or trash receptacles must be during the day light hours only. The locations must comply with the City Zoning Ordinance and in addition not be placed adjacent to residentially zoned or used properties. 6. The design of the buildings on the site must be approved by the Planning Commission during the site development review process. 7. All service loading docks must be oriented away from the streets and provide proper screening. 8. Provide a maximum square footage of the proposed development including a maximum square footage of commercial uses and a maximum square footage of restaurant uses for the site. Indicated a maximum building construction for the 0-2 designated buildings. 9. Provide a maximum building height for the proposed building. 10. Will the development include the placement of future out parcels? If so indicated the proposed out parcel locations. Variance/Waivers: Public Works Conditions: A traffic study has been provided for review by Public Works. After review, the study meets all Public Work's requirements. Utilities and Fire Department/County Planning: Item # 8 Wastewater: Sewer main extension required, with easements. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : 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. Water main extensions 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 fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Plannin : No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Low Density Residential and Office for this property. The applicant has applied for a Planned Commercial District for future development of the property. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda. (File No. LU06-19-01) Master Street Plan: There is an amendment to the Master Street Plan before the Board of Directors in this area; the major change of this item would be the alignments. Wellington Hills Blvd, and Champlin Drive are shown as Arterials on the Plan. Kirk is shown as a Collector with a request to change it to an Arterial. An unnamed Collector has been requested for removal from the Plan between Chenal Parkway and Arkansas Systems Drive. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three -lane roads. None of these roads are built to standard. Right-of-way and street improvements will need to be made at the time of development. Item # 8 Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. City Recognized Neighborhood Action Plan: The application area is within the Rock Creek Neighborhoods Plan area. The Neighborhood Plan calls for the protections and preservation of greenbelts with strict enforcement of the excavation and landscape ordinances. It also calls for the interconnection of the area with sidewalks and other non-motorized vehicle paths. The Plan calls for the completion of Champlin Drive and Villages of Wellington Road to Kanis Road, and construct the intersection of Chenal Parkway and Champlin Drive; fund with a bond issue (build prior to development). The Plan asks that amendments to the Land Use Plan be rare and only with the input of the neighborhood. Landsca e: Compliance with the City's Landscape and Buffer Ordinances is required. 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 # 8