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HomeMy WebLinkAboutZ-5096-B Staff AnalysisFILE NO.: Z -5096-B NAME: Woodlands Edge Conceptual Long -form PCD LOCATION: Located on the Southeast corner of Kanis and Kirby Roads DEVELOPER: Rocket Properties, Inc. 2024 Arkansas Valley Drive Little Rock, AR 72212 FN(;INFFR- White Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 14.54 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 6 FT. NEW STREET: 1,100 LF C-1, 0-3 and PRD Neighborhood Commercial, General Office and Single-family PCD C-3, General Commercial District and 0-3, General Office District VARIAN C ESMAIVE RS REQUESTED: 1. A five year deferral of the Master Street Plan requirements for Kanis Road. A. PROPOSAL/REQUEST- The developers are proposing the development of this 14.5 acre tract located at the southeast corner of Kanis and Kirby Roads as a conceptual PCD. A six lot plat/plan is proposed to establish uses and identify areas for future development. Lots 1, 2, 3 and 6 are proposed with C-3, General Commercial District uses and Lots 4 and 5 are proposed with 0-3, General Office District uses. The zoning is proposed to allow a transition from the commercial located to the north along Kanis Road, an arterial street, and allow a "stepping down" in intensity from the FILE NO.: Z -5096-B (Cont, traditional style commercial to office to open space before entering the residential portion of the Woodlands Edge Subdivision. Rocket Properties is requesting a deferral of the full width street improvements to Kanis Road until the lots fronting the street are developed or for five years whichever occurs first. The developer is proposing the construction of a collector street within the proposed plat/plan area to full Master Street Plan requirements. B. EXISTING CONDITIONS: C The site is a wooded site located south of Kanis Road at the intersection with Kirby Road. The western boundary is the City limits. The area appears to be relatively flat. A branch of the Panther Creek is located along the southern boundary of the PRD zoned tract. South of the site is an area which was approved by the Commission at their April 12, 2007, public hearing for a preliminary plat to allow the development of single-family homes in an extension of Woodlands Edge Subdivision. To the east of the site are single-family homes, both attached and detached, being constructed in a newly developing subdivision, Taylor Park. Further east are residences located along White Road. To the north of the site are also single-family homes located on large lots and acreage. West of the site is vacant land currently zoned R-2, single-family, which is outside the City limits. At the intersection of Kanis and Kirby Roads is a site zoned C-1, Neighborhood Commercial and further north is a site zoned PRD approved for the development of attached single-family homes. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from 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 the Parkway Place Property Owners Association, the Gibralter Height/Point West/Timber Ridge Neighborhood Association and the Spring Valley Manor Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. The proposed Woodlands Trail is classified on the Master Street Plan as a collector street. A dedication of right-of-way of 60 -feet will be required where the entire street is within the property. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and proposed Woodlands Trail. 2 ILE NO.: Z -5096-B 4. With the site development, provide the design of the street conforming to the Master Street Plan. Construct half street improvements to Kanis Road consisting of street widening to 29.5 feet from centerline including a 5 -foot sidewalk with the planned development. 5. With the site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to Woodlands Trail to 36 feet wide including sidewalks with the planned development. 6. 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. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENTICOUNTY 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: Approved as submitted. 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 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. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas 3 FILE NO.: Z -5096-B Cont.) Water regarding procedures for installation of the facilities. 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. CountY Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. 1 SS U ES/TEC H N I CAL/D ESI G N: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for the majority and Park/Open Space on the south for this property. The applicant has applied for a Planned Commercial Development for C-3 and 0-3 uses. The request does not require a change to the Land Use Plan if the applicant commits to three lots of C-3 and three lots of 0-3 permitted uses and accessory uses using the Planned Development process for all. There are tracts allocated on the plans to serve as the Park/Open Space buffer. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Kirby Road is shown as a Collector. 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. A proposed Collector is located on this site. Bicycle Plan: A Class III bike route is shown proposed on Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: At the time of development a landscape plan will be required for review and approval. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Ron Tyne and Mr. Joe White were present representing the request. Staff presented an overview of the proposed development indicating there were a number of concerns related to the proposed site plan dealing primarily with the 4 FILE NO.: Z-5096-B(Cont.) street construction. Staff stated Woodlands Trail was indicated on the Master Street Plan as a collector street. Staff stated the alignment of Woodlands Trails should match Kirby Road to the north without an off -set or jog. Staff also stated with the construction of Woodlands Trail a five way intersection was created which would potentially create traffic conflicts in the area. Staff stated a number of ideas had been discussed to eliminate the problem intersection one being moving the collector street to the east along the applicant's eastern property line. Mr. White questioned if the owner and staff could get together to discuss the issue outside the Subdivision Committee meeting and bring back a revised plan to the Committee at a later date. Staff stated that was an agreeable solution. Staff noted comments the other indicated comments and the comments from the various other reporting departments and agencies. Staff suggested the applicant contact them directly for additional information and clarification. There was no further discussion of the item. SUBDIVISION COMMITTEE COMMENT: (April 5, 2007) Mr. Ron Tyne and Mr. Joe White were present representing the request. Staff stated as requested by the Subdivision Committee the item was being returned to them for review prior to the item being forwarded to the Commission for final action. Three items were discussed simultaneously including the Woodlands Edge Conceptual PCD (Z -5096-B), ACME Self -storage PCD (Z -6245-A) and Crackerbox PCD (Z -6933-A). Mr. White stated his firm had come up with a design of the street he felt would adequately serve the immediate and future needs for the Kanis/Cooper Orbit/Kirby Roads intersection. He stated he did not see the need for a dedicated right turn lane on the north and south sides of Kanis Road. He stated he felt two through lanes in each direction and a dedicated left turn lane were adequate. He stated the Master Street Plan indicated Cooper Orbit Road to be realigned and he felt once the realignment occurred there would not be a need for dual lefts on Kanis Road at the intersection of Cooper Orbit and Kanis Roads. Staff stated Traffic Engineering had raised a number of issues some related to driveway locations. Staff stated the drives as indicated did not meet current ordinance standards. Mr. Tyne questioned if staff would support a variance from the typical ordinance standard. Staff suggested the applicant meet with the Director of Public Works to determine if the right turn lanes were required and a variance would be supported by staff. There was no further discussion of the item. The Committee them 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 March 22, 2007, and April 5, 2007, Subdivision Committee 5 FILE NO.: Z -5096-B (Cont. meetings. The applicant has addressed staff's concerns related to the street design for the Kanis/Cooper Orbit/Kirby Roads intersection. The applicant has relocated the proposed collector street, Woodlands Trails, and placed the new street approximately 400 -feet East of the intersection of Kanis/Cooper Orbit/Kirby Roads as typically required by the Master Street Plan for street and driveway spacing. The revised plan also indicates the placement of a dedicated right turn lane in each direction on Kanis Road, two through lanes in each direction and a left turn lane from Kanis Road to Cooper Orbit Road. The developer is requesting a five year deferral of the widening of Kanis Road. According to the site plan Kanis Road will be dedicated to one-half of a 90 -foot right of way and improved to one-half of a 59 -foot street with a five foot sidewalk. Staff is supportive of a deferral of a portion of the improvements. Staff recommends current construction include a taper and a right turn lane be added to Kanis Road to allow slowing traffic to exit onto Woodlands Trails. Woodlands Edge is proposed as a collector street with a sixty foot right of way and 36 -feet of pavement. Sidewalks have been indicated on each side of the road as required by the Master Street Plan. The intersection of Woodlands Trail and Kanis Road is shown with a dedicated left and a second lane indicated for left, through and right turn movements. The proposed drives have been indicated on the site plan. Two driveway locations have been indicated on Kanis Road. The first drive a shared drive between Lots 1 and 2 and will function as a full service drive with the exception of no left turn movement out of the development will be allowed. The second drive on Kanis Road is indicated near the center of Lot 6 and will function as a full service drive allowing turn movements in and out of the development in all directions. Driveways along Woodlands Trail are indicated on the proposed lot lines of Lots 2 and 3 with a matching drive located across Woodlands Trail on Lot 6 and a shared drive on Lots 3 and 4 and across Woodlands Trails on the proposed lot lines of Lots 5 and 6. The development is proposed with six lots ranging in size from 34,500 square feet (.79 acres) to 123,600 square feet (2.8 acres). The proposed plan also indicates a tract of Green Space along the southern boundary of the site. The Green Space Tract is located adjacent to an area identified with single-family lots within the Woodlands Edge Subdivision preliminary plat which was approved by the Planning Commission at their April 12, 2007, public hearing. The office and commercial lots are more than adequate to meet the typical minimum standards of office and commercially zoned property per the current ordinance standards. The request includes the allowance of C-3, General Commercial District uses for Lots 1, 2, 3 and 6 and 0-3, General Office District uses and the allowance of 10 percent of the gross floor area as an allowable Accessory uses under the 0-3 Zoning District for Lots 4 and 5. The request is a conceptual PCD to establish uses with the proposed development plan being reviewed by the Commission and Board of Directors at the time a development is secured to ensure D FILE NO.: Z-5096-6 (Cont.) compliance with the typical minimum ordinance standards for landscaping, buffering and typical building criteria including setbacks and height. Signage will be addressed during the review of the final development plan as well. Staff is somewhat supportive of the request but has concerns with allowing Lot 6 to become a commercial lot. The applicant is proposing a conceptual PCD to establish uses and identify lot areas for future development. The site is indicated on the City's Future Land Use Plan as Mixed Office Commercial for the majority of the site and Park/Open Space on the south for this property. The applicant has applied for a Planned Commercial Development for C-3 and 0-3 uses, which is consistent with the Land Use Plan. The applicant has indicated the development of four lots of C-3 or 5.2 acres and two lots or 5.5 acres of 0-3 permitted uses and limited the accessory uses to 10 percent of the gross floor area as typically allowed per the 0-3 Zoning District. A tract containing approximately 4 acres has been allocated on the plan to serve as the Park/Open Space buffer along the southern perimeter. Staff's concern with allowing Lot 6 to develop as a commercial use is that staff feels Woodlands Trails is a logical break for the Commercial activity allowing an Office transition from Woodlands Trail easterly to the adjacent Suburban Office. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the April 26, 2007, public hearing to allow staff and the applicant additional time to review the proposed development and the proposed street design to serve the development and the area. 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: (APRIL 26, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had agreed to limit the use of proposed Lot 6 to 0-3 uses. Staff stated with this amendment they were now supportive of the request. Staff also presented a recommendation of approval of the applicant's request for a deferral of the Master Street Plan required construction to Kanis Road for five years or until adjacent development occurred. rl FILE NO.: Z-5096-B (Gant. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITFM N()_- 11 NAME: Woodlands Edge Conceptual Long -form PCD LOCATION: located on the Southeast corner of Kanis and Kirby Roads Planninci Staff Comments: Z -5096-B 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 March 28, 2007. The Office of Planning and Development must receive the proof of notice no later than April 5, 2007. 2. The site plan indicates C-3 uses with accessory uses and 0-3 uses with accessory uses as allowable uses. Are there limits placed on the accessory uses for the 0-3 portion of the development? Accessory uses are not listed in the C-3 zoning classification. Should the plan read Conditional Uses? 3. What is the future purpose of the indicated Tract located to the south of Woodlands Trail? 4. Provide a platted building line along Kanis Road, Woodlands Trail and Woodlands Park Drive for the indicated lots. 5. Indicate proposed driveway locations on the proposed plat. 6. Provide the maximum building square footage, the maximum building height and the maximum building coverage in the general notes section of the proposed site plan. VariancelWaivers 1. A five year deferral of the Master Street Plan requirements for Kanis Road. 2. A five year deferral request for the construction of Kirby Road extension. 3. A reduced design standard for a section of Woodlands Trail, a collector street (45 - feet right of way and 28 -feet of pavement). Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. The proposed Woodlands Trail is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required and 60 feet where the entire street is within the property. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and proposed Woodlands Trail. 4. With the site development, provide the design of the street conforming to the Master Street Plan. Construct half street improvements to Kanis Road consisting of street widening to 29.5 feet from centerline including a 5 -foot sidewalk with the planned Item # 11 development. Due to proposed left turns and insufficient street widths on Kanis Road, staff does not support a deferral of the Kanis Road improvements. 5. With the site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to Woodlands Trail to 36 feet wide including sidewalks with the planned development. 6. The location of the proposed Woodlands Park Drive does not meet City code. Per Section 31-210(8)(4), four way intersections shall be prohibited on a centerline spacing of 400 feet or less. The plan shows the centerline of the proposed street to be approximately 330 feet from the centerline of Asbury Road and 320 feet from the centerline of Kirby Road. City code does allow a commercial driveway with a shared access easement to be located at this location to serve the four (4) lots only. This driveway cannot serve as access from Woodlands Trail to Kanis Road. 7. The applicant should work with adjacent property owners including those across Kanis Road to construct his portion of improvements to the intersection of Kirby, Kanis, proposed Woodlands Trail, and Cooper Orbit to meet AASHTO design standards. The new intersection design may require realignment of Kirby Road and Cooper Orbit, dedication of additional right-of-way, and intersection improvements. 8. If the Woodland Park Drive is converted to a driveway, provide a letter prepared by a registered engineer certifying the sight distance at the driveway complies with 2004 AASHTO Green Book standards. 9. 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. 10. 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). 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 12. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 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: Approved as submitted. AT & T: No comment received. Item # 11 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the facilities. 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for the majority and Park/Open Space on the south for this property. The applicant has applied for a Planned Commercial Development for C-3 and 0-3 uses. The request does not require a change to the Land Use Plan if the applicant commits to two lots of C-3 and two lots of 0-3 permitted uses and accessory uses using the Planned Development process for all. There are tracts allocated on the plans to serve as the Park/Open Space buffer. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Kirby Road is shown as a Collector. 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. A proposed Collector is located on this site. Bicycle Plan: A Class III bike route is shown proposed on Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape- At the time of development a landscape plan will be required for review and approval. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 28, 2007. Item # I I April 26, 2007 ITEM NO_: F FILE NO.: Z -5096-B NAME: Woodlands Edge Conceptual Long -form PCD LOCATION: Located on the Southeast corner of Kanis and Kirby Roads DEVELOPER: Rocket Properties, Inc. 2024 Arkansas Valley Drive Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 14.54 acres NUMBER OF LOTS: 6 FT. NEW STREET: 1,100 LF CURRENT ZONING: C-1, 0-3 and PRD ALLOWED USES: Neighborhood Commercial, General Office and Single-family PROPOSED ZONING: PCD PROPOSED USE: C-3, General Commercial District and 0-3, General Office District VARIANCES/WAIVERS REQUESTED: 1. A five year deferral of the Master Street Plan requirements for Kanis Road. A. PROPOSAL/REQUEST: The developers are proposing the development of this 14.5 acre tract located at the southeast corner of Kanis and Kirby Roads as a conceptual PCD. A six lot plat/plan is proposed to establish uses and identify areas for future development. Lots 1, 2, 3 and 6 are proposed with C-3, General Commercial District uses and Lots 4 and 5 are proposed with 0-3, General Office District uses. The zoning is proposed to allow a transition from the commercial located to the north along Kanis Road, an arterial street, and allow a "stepping down" in intensity from the April 26, 2007 ITEM NO.: F (Cont. FILE NO.: Z -5096-B traditional style commercial to office to open space before entering the residential portion of the Woodlands Edge Subdivision. Rocket Properties is requesting a deferral of the full width street improvements to Kanis Road until the lots fronting the street are developed or for five years whichever occurs first. The developer is proposing the construction of a collector street within the proposed plat/plan area to full Master Street Plan requirements. B. EXISTING CONDITIONS: The site is a wooded site located south of Kanis Road at the intersection with Kirby Road. The western boundary is the City limits. The area appears to be relatively flat. A branch of the Panther Creek is located along the southern boundary of the PRD zoned tract. South of the site is an area which was approved by the Commission at their April 12, 2007, public hearing for a preliminary plat to allow the development of single-family homes in an extension of Woodlands Edge Subdivision. To the east of the site are single-family homes, both attached and detached, being constructed in a newly developing subdivision, Taylor Park. Further east are residences located along White Road. To the north of the site are also single-family homes located on large lots and acreage. West of the site is vacant land currently zoned R-2, single-family, which is outside the City limits. At the intersection of Kanis and Kirby Roads is a site zoned C-1, Neighborhood Commercial and further north is a site zoned PRD approved for the development of attached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from 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 the Parkway Place Property Owners Association, the Gibralter Height/Point West/Timber Ridge Neighborhood Association and the Spring Valley Manor Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. The proposed Woodlands Trail is classified on the Master Street Plan as a collector street. A dedication of right-of-way of 60 -feet will be required where the entire street is within the property. 2 April 26, 2007 ITEM NO.: F (Cont.) FILE NO.: Z -5096-B 3. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and proposed Woodlands Trail. 4. With the site development, provide the design of the street conforming to the Master Street Plan. Construct half street improvements to Kanis Road consisting of street widening to 29.5 feet from centerline including a 5 -foot sidewalk with the planned development. 5. With the site development, provide the design of the street conforming to the Master Street Plan. Construct street improvements to Woodlands Trail to 36 feet wide including sidewalks with the planned development. 6. 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. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 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 Ener : Approved as submitted. 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 connection(s) will apply to this project in addition to normal K, April 26, 2007 ITEM NO.: F FILE NO.: Z -5096-B charges. This fee will apply to all connections including metered connections off the private fire system. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the facilities. 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: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for the majority and Park/Open Space on the south for this property. The applicant has applied for a Planned Commercial Development for C-3 and 0-3 uses. The request does not require a change to the Land Use Plan if the applicant commits to three lots of C-3 and three lots of 0-3 permitted uses and accessory uses using the Planned Development process for all. There are tracts allocated on the plans to serve as the Park/Open Space buffer. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Kirby Road is shown as a Collector. 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. A proposed Collector is located on this site. Bicycle Plan: A Class III bike route is shown proposed on Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: At the time of development a landscape plan will be required for review and approval. 4 April 26, 2007 ITEM NO.: F(Cont.)FILE NO.: Z -5096-B G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Ron Tyne and Mr. Joe White were present representing the request. Staff presented an overview of the proposed development indicating there were a number of concerns related to the proposed site plan dealing primarily with the street construction. Staff stated Woodlands Trail was indicated on the Master Street Plan as a collector street. Staff stated the alignment of Woodlands Trails should match Kirby Road to the north without an off -set or jog. Staff also stated with the construction of Woodlands Trail a five way intersection was created which would potentially create traffic conflicts in the area. Staff stated a number of ideas had been discussed to eliminate the problem intersection one being moving the collector street to the east along the applicant's eastern property line. Mr. White questioned if the owner and staff could get together to discuss the issue outside the Subdivision Committee meeting and bring back a revised plan to the Committee at a later date. Staff stated that was an agreeable solution. Staff noted comments the other indicated comments and the comments from the various other reporting departments and agencies. Staff suggested the applicant contact them directly for additional information and clarification. There was no further discussion of the item. SUBDIVISION COMMITTEE COMMENT: (April 5, 2007) Mr. Ron Tyne and Mr. Joe White were present representing the request. Staff stated as requested by the Subdivision Committee the item was being returned to them for review prior to the item being forwarded to the Commission for final action. Three items were discussed simultaneously including the Woodlands Edge Conceptual PCD (Z -5096-B), ACME Self -storage PCD (Z -6245-A) and Crackerbox PCD (Z -6933-A). Mr. White stated his firm had come up with a design of the street he felt would adequately serve the immediate and future needs for the Kanis/Cooper Orbit/Kirby Roads intersection. He stated he did not see the need for a dedicated right turn lane on the north and south sides of Kanis Road. He stated he felt two through lanes in each direction and a dedicated left turn lane were adequate. He stated the Master Street Plan indicated Cooper Orbit Road to be realigned and he felt once the realignment occurred there would not be a need for dual lefts on Kanis Road at the intersection of Cooper Orbit and Kanis Roads. Staff stated Traffic Engineering had raised a number of issues some related to driveway locations. Staff stated the drives as indicated did not meet current ordinance standards. Mr. Tyne questioned if staff would support a variance from the typical ordinance standard. Staff suggested the applicant meet with the Director of Public Works to determine if the right turn lanes were required and a variance would be supported by staff. 5 April 26, 2007 ITEM NO.: F (Cont. FILE NO.: Z -5096-B There was no further discussion of the item. The Committee them 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 March 22, 2007, and April 5, 2007, Subdivision Committee meetings. The applicant has addressed staff's concerns related to the street design for the Kanis/Cooper Orbit/Kirby Roads intersection. The applicant has relocated the proposed collector street, Woodlands Trails, and placed the new street approximately 400 -feet East of the intersection of Kanis/Cooper Orbit/Kirby Roads as typically required by the Master Street Plan for street and driveway spacing. The revised plan also indicates the placement of a dedicated right turn lane in each direction on Kanis Road, two through lanes in each direction and a left turn lane from Kanis Road to Cooper Orbit Road. The developer is requesting a five year deferral of the widening of Kanis Road. According to the site plan Kanis Road will be dedicated to one-half of a 90 -foot right of way and improved to one-half of a 59 -foot street with a five foot sidewalk. Staff is supportive of a deferral of a portion of the improvements. Staff recommends current construction include a taper and a right turn lane be added to Kanis Road to allow slowing traffic to exit onto Woodlands Trails. Woodlands Edge is proposed as a collector street with a sixty foot right of way and 36 -feet of pavement. Sidewalks have been indicated on each side of the road as required by the Master Street Plan. The intersection of Woodlands Trail and Kanis Road is shown with a dedicated left and a second lane indicated for left, through and right turn movements. The proposed drives have been indicated on the site plan. Two driveway locations have been indicated on Kanis Road. The first drive a shared drive between Lots 1 and 2 and will function as a full service drive with the exception of no left turn movement out of the development will be allowed. The second drive on Kanis Road is indicated near the center of Lot 6 and will function as a full service drive allowing turn movements in and out of the development in all directions. Driveways along Woodlands Trail are indicated on the proposed lot lines of Lots 2 and 3 with a matching drive located across Woodlands Trail on Lot 6 and a shared drive on Lots 3 and 4 and across Woodlands Trails on the proposed lot lines of Lots 5 and 6. The development is proposed with six lots ranging in size from 34,500 square feet (.79 acres) to 123,600 square feet (2.8 acres). The proposed plan also indicates a tract of Green Space along the southern boundary of the site. The Green Space Tract is located adjacent to an area identified with single-family lots within the Woodlands Edge Subdivision preliminary plat which was approved by n. April 26, 2007 ITEM NO.: F (Cont. FILE NO.: Z-509 the Planning Commission at their April 12, 2007, public hearing. The office and commercial lots are more than adequate to meet the typical minimum standards of office and commercially zoned property per the current ordinance standards. The request includes the allowance of C-3, General Commercial District uses for Lots 1, 2, 3 and 6 and 0-3, General Office District uses and the allowance of 10 percent of the gross floor area as an allowable Accessory uses under the 0-3 Zoning District for Lots 4 and 5. The request is a conceptual PCD to establish uses with the proposed development plan being reviewed by the Commission and Board of Directors at the time a development is secured to ensure compliance with the typical minimum ordinance standards for landscaping, buffering and typical building criteria including setbacks and height. Signage will be addressed during the review of the final development plan as well. Staff is somewhat supportive of the request but has concerns with allowing Lot 6 to become a commercial lot. The applicant is proposing a conceptual PCD to establish uses and identify lot areas for future development. The site is indicated on the City's Future Land Use Plan as Mixed Office Commercial for the majority of the site and Park/Open Space on the south for this property. The applicant has applied for a Planned Commercial Development for C-3 and 0-3 uses, which is consistent with the Land Use Plan. The applicant has indicated the development of four lots of C-3 or 5.2 acres and two lots or 5.5 acres of 0-3 permitted uses and limited the accessory 'uses to 10 percent of 'the gross floor area as typically allowed per the 0-3 Zoning District. A tract containing approximately 4 acres has been allocated on the plan to serve as the Park/Open Space buffer along the southern perimeter. Staffs concern with allowing Lot 6 to develop as a commercial use is that staff feels Woodlands Trails is a logical break for the Commercial activity allowing an Office transition from Woodlands Trail easterly to the adjacent Suburban Office. i. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the April 26, 2007, public hearing to allow staff and the applicant additional time to review the proposed development and the proposed street design to serve the development and the area. VA April 26, 2007 ITEM NO.: F (Cont. FILE NO.: Z -5096-B 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: (APRIL 26, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had agreed to limit the use of proposed Lot 6 to 0-3 uses. Staff stated with this amendment they were now supportive of the request. Staff also presented a recommendation of approval of the applicant's request for a deferral of the Master Street Plan required construction to Kanis Road for five years or until adjacent development occurred. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0