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HomeMy WebLinkAboutZ-5258-C Staff AnalysisFILE NO.: Z -5258-C NAME: Parkway Mazda Expansion Revised Short -form PCD LOCATION: 12206 West Markham Street DEVELOPER: Crain Investment LP 6706 South University Avenue Little Rock, AR 72209 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.6 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 RRENT ZONING: OS ALLOWED USES: Open Space PROPOSED ZONING: PCD PROPOSED USE: Automobile dealership expansion area VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: In 1994, the City of Little Rock Board of Directors approved Ordinance No. 16,762 which rezoned a portion of the property from C-2 to C-3. In January of 1993 a Short - form PD -C was approved for a one-story retail building containing approximately 7,553 FILE NO.: Z -5258-C (Cont. square feet. The PCD approved tenant for the site is ABRA Auto Body and Glass Shop. Access to Lot 1 is from West Markham via a 25 -foot drive through Lot 2. Ordinance No. 17,468 adopted by the Little Rock Board of Directors on May 6, 1997, established THJR Addition Lot #2 Short -form PCD, creating a two lot plat and a rezoning to allow an automobile sales lot. Lot 2 has developed with a 13,200 square foot building with 209 parking spaces. The building consists of 9,000 square feet on the first floor for sales and service with an additional 3,600 square feet on the second floor for parts and general office. As a conditional of approval the applicant agreed to no outdoor paging, the hours of operation to be from 7:00 am to 7:00 pm, all vehicles were to be unloaded on site, the lighting was to be directional on 25 -foot poles and no automobile body work was to be performed on Lot 2. The applicant now proposes to expand the automobile business into an adjacent 1.74 acre tract recently acquired from the City. The Department of the Army Little Rock District Corps of Engineers has reviewed the site (File No. 16,351) and determined "...no wetland areas or other waters of the United States exist within the 1.8 acre project area. Therefore, the placement of fill material at the subject location does not require a Section 404 Department of the Army permit. However, please be advised that the northeastern limit of the project area is in close proximity to Rock Creek. Any discharge of dredged or fill material within Rock Creek would require Department of the Army permit." Resolution No. 11,526 of the City of Little Rock Board of Directors dated June 3, 2003, authorized the purchase of this 1.74 acre tract of land from the City of Little Rock by the applicant. The transfer of the property has taken place. The Parkway Mazda site has been the subject of numerous code enforcement actions over the past several years. All of the enforcement actions stem from the site being overcrowded with vehicles. Numerous notices have been issued for vehicles being parked in the public right-of-way, vehicles being parked in required landscape areas, transportation trucks being unloaded in the public right-of-way and inventory being parked on nearby properties such as Home Depot, Luby's and Chenal Golf driving range. Past enforcement action has included issues of many notices as well as the issuance of court citations. Notices were also issuance to Home Depot and Luby's for allowing Parkway Mazda to park inventory on their sites. A. PROPOSAUREQUEST: The applicant has recently completed the purchase of the site from the City and now wishes to expand the existing Parkway Mazda automobile dealership. The expansion will be constructed in two phases. The first phase will consist of a 7,200 square foot service facility and approximately 80 parking spaces. The second phase will be strictly a parking expansion consisting of 85 spaces. The 2 FILE NO.: Z -5258-C Cont. spaces will be used for inventory as well as parking for cars waiting to be serviced. The developer has received a wetlands determination from the Corp of Engineers. No portion of the property contains wetlands or "Waters of the US". The property is below the 100 -year flood plain, but not within the floodway. The applicant has indicated fill material will bring the site above the 100 -year flood plain and also make the site accessible from the existing facility. The applicant is proposing to gain a 3:1 slope by utilizing City owned property for the slope. The applicant has indicated plantings will be reestablished and a landscape plan will be submitted and approved by Parks and Recreation prior to development. B. EXISTING CONDITIONS: The site abuts Rock Creek to the east, north and northwest and the Parkway Mazda to the south. An automobile body repair shop is located adjacent to the site sharing a drive with Parkway Mazda and a home improvement store is located further west of the site. Across West Markham Street there is a second automobile dealership and a retail center containing a mix of retail and office uses. Other uses in the area include a quick shop with gas pumps located on the corner of West Markham and Chenal Parkway and a tire and battery center located on the adjacent corner. Rock Creek Square is located to the southeast of the site on the corner of Bowman and West Markham and Entergy has a storage yard to the south of the site on 1-2 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to any land clearing or grading. 2. Show the location of the floodway boundary on the plan. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 4. Storm water detention ordinance applies to this property. FILE NO.: Z -5258-C Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: An existing 30 -inch sewer main is located in area. No construction within existing sewer main easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. 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. The 50 -foot -wide right-of- way for the raw water line is owned by Central Arkansas Water (Deed recorded Book 242, Page 404 on July 23, 1936 and transferred to Central Arkansas Water in document 2001051904 recorded July 3, 2001) and an easement from Central Arkansas Water will be required in order to allow for access and paving of this exception. A 16 -foot -wide utility easement will be required (in line with the water line easement platted as part of Lot 1, THJR Addition) to accommodate the existing 12 -inch water line (installed outside easement recorded Book 1415 Page 323, recorded November 15, 1976, and obtained in conjunction with Improvement District 325.) Water service and fire protection to this tract will be provided through a separate connection off the 12 -inch main, unless this area is platted as part of Lot 2, THJR Addition. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. I SS U ES/TEC H N i CAUDES I GN : Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for a new auto service center. The request does not require a change to the Land Use Plan. 4 FILE NO.: Z -5258-C (Cont. Landscape: The proposed widths of the land use buffers along the northern and eastern perimeters of the site are less than the average 27 feet required by the zoning ordinance. Additionally, their widths are less than the nine (9) feet minimum allowed at any given point. The perimeter strips meet with landscape ordinance requirements with the transfers allowed. Interior landscaping islands must be more evenly distributed throughout the parking areas to help break up the sea of asphalt. To receive credit as interior landscaping, interior islands must be at least 7 '/2 feet in width and be at least 300 square feet in area. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and eastern perimeters of the site. This requirement may be deemed unnecessary because of the expanse of the adjacent floodplain. CitV Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed an action statement that recommends the aggressive use of Planned Zoning Districts to influence more neighborhood - friendly and better quality development. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White was present representing the applicant. Staff stated the request was located in an area previously owned by the City. Staff stated the applicant and the City had come to terms for the sale of the property and the sale had been finalized. Staff noted the applicant did have a determination letter from the Corp of Engineers indicating the site was not located in the floodway. Staff stated the request was to phase the development with the building construction in Phase I and additional parking in Phase II. Staff requested the applicant provide the location of any proposed dumpsters along with the required screening. Staff also requested additional information concerning the days and hours of operation, site lighting and any outdoor paging. Public Works comments were addressed. Staff requested the floodway boundary be indicated on the site plan. Staff also indicated a 25 -foot wide access easement is required adjacent to the floodway boundary. Landscape comments were addressed. Staff requested the applicant more evenly distribute the interior landscaping islands. Staff stated the proposed 5 FILE NO.: Z -5258-C Cont. widths of the land use buffer along the northern and eastern perimeters of the site were less than the average 27 -foot required by the zoning ordinance. Staff noted the Commission may deem the buffer unnecessary since the area abutted the creek and was densely treed. Staff stated the proposed width did meet with the landscape ordinance requirement. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003, Subdivision Committee meeting. The applicant has indicated no dumpsters will be located on the site and the days and hours of operation will remain as previously approved. The applicant has also indicated no outdoor paging will result from the addition of the service/detail building. A note on the site plan indicates all site lighting will be low level and directional, directed inward away from residentially zoned properties. The applicant has also provided a sketch indicating the property line and the adjacent floodway. The applicant will be clearing on City owned property to allow the top of the slope to be at a 3:1 ratio and fill the proposed site to the level of the existing site. The applicant has indicated the slope will be replanted as required by the Parks Department and the applicant will maintain the area until the Parks Department and the applicant agree the slope is stabilized. The applicant has indicated construction of a two phase development. The first phase will consist of approximately 80 parking spaces. The second phase will be a parking expansion consisting of 85 spaces and the construction of a 7,200 square foot service facility. The spaces will be used for inventory as well as parking for cars waiting to be serviced. The applicant has indicated the building will not be constructed with the first parking area. The applicant has indicated the building pad will also be parking in the initial stages. Staff recommends the applicant construct the second phase of the parking when the building is constructed. The site has historically been too small to meet the demand of the dealership's inventory and staff feels to add an additional use that would also generate a parking demand would not be prudent. The applicant has not increased the landscaping strip along the eastern perimeter of the site. Staff would recommend the applicant increase the landscaping strip to the nine feet with an average of twenty-seven feet the minimums typically required per the zoning ordinance. The site abuts a open space zoned tract, the City of Little Rock owned property, but is scheduled to be the Rock Creek Trail. Staff feels it important to buffer the site from the adjoining properties to further enhance the future trail site. To Staffs knowledge there are no outstanding issues associated with the proposed request. n FILE NO.: Z -5258-C STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant construct the second phase of the parking when the proposed building is constructed. Staff recommends the landscaping strip along the eastern perimeter be increased to the minimum nine foot and average twenty-seven feet as is typically required by the zoning ordinance. Staff recommends the applicant and the Parks and Recreation Department of the City of Little Rock establish an agreement for the maintenance of the slope area prior to a grading permit being issued. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation that the applicant construct the second phase of the parking when the proposed building was constructed. Staff presented a recommendation the landscaping strip along the eastern perimeter be increased to the minimum nine feet and average twenty-seven feet as typically required by the zoning ordinance. Staff presented a recommendation the applicant and the Parks and Recreation Department of the City of Little Rock establish an agreement for the maintenance of the slope area prior to a grading permit being issued and the applicant provide easements for floodway maintenance to the city prior to the issue being considered by the Board of Directors. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. rI ITEM NO.: 16 NAME Parkway Mazda Expansion Revised Short -form PCD LOCATION: 12206 West Markham Street vo FILE NO.: Z-5258-C�'`'�'"'' wv�' Planning Staff Comments: C��Wj"'7 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. 2. Will the lot remain one lot or will the area be replatted with the existing acreage to the south? This is related to the availability of water and easements required to provide service to the lot. 3. Provide the location of the dumpster, along with the required screening on the siteplan. 4. Provide the details of any proposed fencing on the site plan (height/location/material). 5. Provide the details of any proposed signage (location/height/area) on the proposed site plan. 6. Provide the days and hours of operation in the general notes section of the site plan. 7. Will there be any outdoor speakers or paging as a part of the development? 8. Provide details of any proposed fencing on the site plan. 9. Any additional site lighting must be low level and directional, directed inward away from the adjoining residentially zoned property. 10. The applicant has indicated the development will be constructed in two phases. The first phase is to include the construction of a 7200 square fo service/detail building an 78 parking spaces. Phase II will consist of the construction ot8 .parking spaces. _'___(� Vananceivers: Vv_ 1. None requested. r�..�`� l *C'A Public Works: �,� • E� '`t 1. A special Grading Permit for Flood Hazard Areas will be required4p'N&d�28'3 prior to any land clearing or grading. 2. Show the location of the floodway boundary on the plan. In accordance with Section 31- 176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 4. Storm vAter detention ordinance applies to this property. Utilities and Fire D p�enVCounty Planni Wastewater: Existing 30 -inch sewer main located in area. No construction within exising sewer main easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional i J Entergy: No comment received. "DCenter-Point Energy: Approved as submitted. tA) (CaLki .-ft1 Eo 6 �il.�.cJ4n December 4, 2003 ITEM NO.: 16 FILE NO.: Z -5258-C NAME: Parkway Mazda Expansion Revised Short -form PCD LOCATION: 12206 West Markham Street DEVELOPER: Crain Investment LP 6706 South University Avenue Little Rock, AR 72209 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 1.6 Acres NUMBER OF LOTS: 1 ET. NEW STREET: 0 CURRENT ZONING: OS ALLOWED USES: Open Space PROPOSED ZONING: PCD PROPOSED USE: Automobile dealership expansion area VARIANCESMAIVERS REQUESTED: None requested. December 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -5258-C BACKGROUND: In 1994, the City of Little Rock Board of Directors approved Ordinance No. 16,762 which rezoned a portion of the property from C-2 to C-3. In January of 1993 a Short - form PD -C was approved for a one-story retail building containing approximately 7,553 square feet. The PCD approved tenant for the site is ABRA Auto Body and Glass Shop. Access to Lot 1 is from West Markham via a 25 -foot drive through Lot 2. Ordinance No. 17,468 adopted by the Little Rock Board of Directors on May 6, 1997, established THJR Addition Lot #2 Short -form PCD, creating a two lot plat and a rezoning to allow an automobile sales lot. Lot 2 has developed with a 13,200 square foot building with 209 parking spaces. The building consists of 9,000 square feet on the first floor for sales and service with an additional 3,600 square feet on the second floor for parts and general office. As a conditional of approval the applicant agreed to no outdoor paging, the hours of operation to be from 7:00 am to 7:00 pm, all vehicles were to be unloaded on site, the lighting was to be directional on 25 -foot poles and no automobile body work was to be performed on Lot 2. The applicant now proposes to expand the automobile business into an adjacent 1.74 acre tract recently acquired from the City. The Department of the Army Little Rock District Corps of Engineers has reviewed the site (File No. 16,351) and determined "...no wetland areas or other waters of the United States exist within the 1.8 acre project area. Therefore, the placement of fill material at the subject location does not require a Section 404 Department of the Army permit. However, please be advised that the northeastern limit of the project area is in close proximity to Rock Creek. Any discharge of dredged or fill material within Rock Creek would require Department of the Army permit." Resolution No. 11,526 of the City of Little Rock Board of Directors dated June 3, 2003, authorized the purchase of this 1.74 acre tract of land from the City of Little Rock by the applicant. The transfer of the property has taken place. The Parkway Mazda site has been the subject of numerous code enforcement actions over the past several years. All of the enforcement actions stem from the site being overcrowded with vehicles. Numerous notices have been issued for vehicles being parked in the public right-of-way, vehicles being parked in required landscape areas, transportation trucks being unloaded in the public right-of-way and inventory being parked on nearby properties such as Home Depot; Luby's and Chenal Golf driving range. Past enforcement action has included issues of many notices as well as the issuance of court citations. Notices were also issuance to Home Depot and Luby's for allowing Parkway Mazda to park inventory on their sites. 2 December 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont. A. PROPOSAL/REQUEST- FILE NO.: Z - The applicant has recently completed the purchase of the site from the City and now wishes to expand the existing Parkway Mazda automobile dealership. The expansion will be constructed in two phases. The first phase will consist of a 7,200 square foot service facility and approximately 80 parking spaces. The second phase will be strictly a parking expansion consisting of 85 spaces. The spaces will be used for inventory as well as parking for cars waiting to be serviced. The developer has received a wetlands determination from the Corp of Engineers. No portion of the property contains wetlands or "Waters of the US". The property is below the 100 -year flood plain, but not within the floodway. The applicant has indicated fill material will bring the site above the 100 -year flood plain and also make the site accessible from the existing facility. The applicant is proposing to gain a 3:1 slope by utilizing City owned property for the slope. The applicant has indicated plantings will be reestablished and a landscape plan will be submitted and approved by Parks and Recreation prior to development. B. EXISTING CONDITIONS: The site abuts Rock Creek to the east, north and northwest and the Parkway Mazda to the south. An automobile body repair shop is located adjacent to the site sharing a drive with Parkway Mazda and a home improvement store is located further west of the site. Across West Markham Street there is a second automobile dealership and a retail center containing a mix of retail and office uses. Other uses in the area include a quick shop with gas pumps located on the corner of West Markham and Chenal Parkway and a tire and battery center located on the adjacent corner. Rock Creek Square is located to the southeast of the site on the corner of Bowman and West Markham and Entergy has a storage yard to the south of the site on 1-2 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. K December 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -5258-C D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to any land clearing or grading. 2. Show the location of the floodway boundary on the plan. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 4. Storm water detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: An existing 30 -inch sewer main is located in area. No construction within existing sewer main easement. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. 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. The 50 -foot -wide right-of- way for the raw water line is owned by Central Arkansas Water (Deed recorded Book 242, Page 404 on July 23, 1936 and transferred to Central Arkansas Water in document 2001051904 recorded July 3, 2001) and an easement from Central Arkansas Water will be required in order to allow for access and paving of this exception. A 16 -foot -wide utility easement will be required (in line with the water line easement platted as part of Lot 1, THJR Addition) to accommodate the existing 12 -inch water line (installed outside easement recorded Book 1415 Page 323, recorded November 15, 1976, and obtained in conjunction with Improvement District 325.) Water service and fire protection to this tract will be provided through a separate connection off the 12 -inch main, unless this area is platted as part of Lot 2, THJR Addition. 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. Contact Central Arkansas Water at 992-2438 for additional details. 4 December 4, 2003 SUBDIVISION NO.: 16 (Co FILE NO.: Z -5258-C Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICALIDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for a new auto service center. The request does not require a change to the Land Use Plan. Land: The proposed widths of the land use buffers along the northern and eastern perimeters of the site are less than the average 27 feet required by the zoning ordinance. Additionally, their widths are less than the nine (9) feet minimum allowed at any given point. The perimeter strips meet with landscape ordinance requirements with the transfers allowed. Interior landscaping islands must be more evenly distributed throughout the parking areas to help break up the sea of asphalt. To receive credit as interior landscaping, interior islands must be at least 7 '/ feet in width and be at least 300 square feet in area. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and eastern perimeters of the site. This requirement may be deemed unnecessary because of the expanse of the adjacent floodplain. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed an action statement that recommends the aggressive use of Planned Zoning Districts to influence more neighborhood - friendly and better quality development. 5 December 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -5258-C G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White was present representing the applicant. Staff stated the request was located in an area previously owned by the City. Staff stated the applicant and the City had come to terms for the sale of the property and the sale had been finalized. Staff noted the applicant did have a determination letter from the Corp of Engineers indicating the site was not located in the floodway. Staff stated the request was to phase the development with the building construction in Phase I and additional parking in Phase II. Staff requested the applicant provide the location of any proposed dumpsters along with the required screening. Staff also requested additional information concerning the days and hours of operation, site lighting and any outdoor paging. Public Works comments were addressed. Staff requested the floodway boundary be indicated on the site plan. Staff also indicated a 25 -foot wide access easement is required adjacent to the floodway boundary. Landscape comments were addressed. Staff requested the applicant more evenly distribute the interior landscaping islands. Staff stated the proposed widths of the land use buffer along the northern and eastern perimeters of the site were less than the average 27 -foot required by the zoning ordinance. Staff noted the Commission may deem the buffer unnecessary since the area abutted the creek and was densely treed. Staff stated the proposed width did meet with the landscape ordinance requirement. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003, Subdivision Committee meeting. The applicant has indicated no dumpsters will be located on the site and the days and hours of operation will remain as previously approved. The applicant has also indicated no outdoor paging will result from the addition of the service/detail building. A note on the site plan indicates all site lighting will be low level and directional, directed inward away from residentially zoned properties. The applicant has also provided a sketch indicating the property line and the adjacent floodway. The applicant will be clearing on City owned property to allow the top of the slope to be at a 3:1 ratio and fill the proposed site to the level of the C.1 December 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -5258-C existing site. The applicant has indicated the slope will be replanted as required by the Parks Department and the applicant will maintain the area until the Parks Department and the applicant agree the slope is stabilized. The applicant has indicated construction of a two phase development. The first phase will consist of approximately 80 parking spaces. The second phase will be a parking expansion consisting of 85 spaces and the construction of a 7,200 square foot service facility. The spaces will be used for inventory as well as parking for cars waiting to be serviced. The applicant has indicated the building will not be constructed with the first parking area. The applicant has indicated the building pad will also be parking in the initial stages. Staff recommends the applicant construct the second phase of the parking when the building is constructed. The site has historically been too small to meet the demand of the dealership's inventory and staff feels to add an additional use that would also generate a parking demand would not be prudent. The applicant has not increased the landscaping strip along the eastern perimeter of the site. Staff would recommend the applicant increase the landscaping strip to the nine feet with an average of twenty-seven feet the minimums typically required per the zoning ordinance. The site abuts a open space zoned tract, the City of Little Rock owned property, but is scheduled to be the Rock Creek Trail. Staff feels it important to buffer the site from the adjoining properties to further enhance the future trail site. To Staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant construct the second phase of the parking when the proposed building is constructed. Staff recommends the landscaping strip along the eastern perimeter be increased to the minimum nine foot and average twenty-seven feet as is typically required by the zoning ordinance. Staff recommends the applicant and the Parks and Recreation Department of the City of Little Rock establish an agreement for the maintenance of the slope area prior to a grading permit being issued. III December 4, 2003 SUBDIVISION ITEM NO.: 16 (Co E NO.: Z -5258-C LANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation that the applicant construct the second phase of the parking when the proposed building was constructed. Staff presented a recommendation the landscaping strip along the eastern perimeter be increased to the minimum nine feet and average twenty-seven feet as typically required by the zoning ordinance. Staff presented a recommendation the applicant and the Parks and Recreation Department of the City of Little Rock establish an agreement for the maintenance of the slope area prior to a grading permit being issued and the applicant provide easements for floodway maintenance to the city prior to the issue being considered by the Board of Directors. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0