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HomeMy WebLinkAboutZ-6245-C Staff AnalysisMay 8, 2008 ITEM NO.: 8 FILE NO.: Z -6245-C NAME: Asbury Place Short -form PCD LOCATION: Located on the Northeast corner of Kanis and Kirby Roads DEVELOPER: Russell Huckaby 16723 Cantrell Road Little Rock, AR 72227 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.6 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: ROPOSED USE: NUMBER OF LOTS FT. NEW STREET: 0 LF C-1, Neighborhood Commercial and R-2, Single-family Neighborhood Commercial uses and Single-family Residential Mixed Use - Office, Commercial and Mini -warehouse VARIAN CES/WAIVE RS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of the site with the development of the first lot. BACKGROUND: Ordinance No. 17,442 adopted by the Little Rock Board of Directors on April 1, 1997, rezoned a portion of this site (0.34 acres) from R-2, Single-family to C-1, Neighborhood Commercial. On September 27, 2008, the Commission approved a PCD for this site to establish future uses for this property. The approval contained 5.6 acres located at the northeast corner of Kanis and Kirby Roads. The developer proposed the development of the site with C-3, General Commercial District and 0-3, General Office District uses establishing minimum office uses and placing limits on future commercial uses. The site plan indicated building footprints would be submitted to the Planning Commission and Board May 8, 2008 UBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6248-C of Directors through a revision to the PCD prior to final development. This item was withdrawn prior to the Board of Directors acting on the request. A. PROPOSAL/REQUEST: The developers are now proposing to rezone the site from C-1, Neighborhood Commercial District and R-2, Single-family to PCD to allow the development of the site with four lots with office and commercial uses. Lot 1 is proposed with a two-story office building. Lots 2 and 3 are proposed containing single story commercial buildings and Lot 4 is proposed with a mini -warehouse building. The developer is proposing construction of all street improvements as required by the Master Street Plan with the first phase of construction. The current plans include the construction of Lots 3 (commercial) and 4 (mini -warehouse) as phase one, Lot 1 (office) as phase two and the final phase would be Lot 2 (commercial). The Parkway Place Neighborhood Association and the developer have developed a Declaration of Restriction Covenants, which will be filed for record if the rezoning is approved. The terms of the Declaration of Restriction Covenants will be made a condition of the zoning of the property. The Declaration of Restriction Covenants limits uses, building heights, hours of operation, signage, parking ratios and building design as follows: The use restriction limits the use of the property to retail, office, mini -warehouse, single-family residential. The property shall not be used for industrial or multi -family residential purposes. The property uses are limited to Antique Shop (without repair), Bakery or confectionery shop (retail), Bank or savings and loan, Barber or beauty shop, Book and stationery store, Camera shop, Candy store (but not cigar or tobacco store), Clinic (medical, dental, optical), Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place inside, Florist shop, Food store, Furniture store (new), Hardware or sporting goods store, Hobby shop, Jewelry store, Key shop, Laundry pickup station, Medical appliance fitting and sales, Mini -warehouse (without frontage on Kanis Road), Office (general or professional), Optical shop, Pet shop, Photography studio, Shoe repair, Tailor, Travel bureau. Under no circumstances shall the restricted property ever be used for the following: A restaurant with drive-through; a restaurant or other business deriving more than forty percent of its gross sales from alcohol; a business selling alcohol for off -premises consumption; any business with gas pumps; bowling alley; bingo parlor; flea market; skating rink; any business involving "adult" activities, including 6 May 8, 2008 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -6245-C without limitation any adult -type (i.e. pornographic) bookstore, massage parlor, escort service, facility with nude or partially nude, bathing suit -clad or lingerie -clad models or dances or any establishment selling or exhibiting sexually explicit materials. The maximum building height allowed is 26 -feet for single -story buildings and 38 -feet for a two-story building. Signage is limited to monument type or building mounted, not to extend above the roofline of the building signage. No sign shall exceed six feet in height. The hours of operation shall be restricted to 6:30 am to 10:00 pm with the exception of a restaurant, which may operate until 11:00 pm on Friday and Saturday nights. All owners or lessees of the property shall use reasonable efforts to require all delivery and service vehicles to avoid using the portion of Kirby Road north of the site. The parking ratios for the development shall be maintained at 4.6 spaces per 1,000 for commercial uses excluding the mini -warehouse portion of the development. The office buildings are to maintain a parking ratio of 4.2 spaces per 1,000 square feet of building space. The mini -warehouse buildings are limited to two buildings. The buildings are to have a maximum of 9,600 square feet of building space. All mini -warehouse buildings shall be architecturally compatible with the surrounding buildings and shall include pitched roofs and brick facades. There shall be no more than two retail buildings on the site, each with a maximum of 11,000 square feet of building space. All lighting used on the site shall be downcast and positioned to keep light from encroaching into the adjoining residential neighborhoods. B. EXISTING CONDITIONS: The site contains a number of residences both site built and manufactured homes and a building constructed for a commercial use a number of years ago now being used as a residence. There is a property to the north on Asbury Road zoned PD -O currently being used as an office for Davis Forestry. To the north on Kirby Road the property is zoned R-2 with a CUP which allows a manufactured home on the property. To the southeast is a newly developing single-family subdivision with attached and detached residential structures. To the west of the site is a vacant property currently zoned C-1, Neighborhood Commercial District. Northwest of the site is a property zoned PD -R which was approved to allow the construction of attached single-family homes. K3 May 8, 2008 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6245-C C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Spring Valley Manor Property Owners Association and the Parkway Place 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. An additional 10 feet of right-of-way measured from the centerline of the right-of-way shall be dedicated at Kirby Road for a right turn lane. This additional right-of-way shall normally be 250 feet in length measured from the intersection right-of-way line. 2. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. Due to the proposed use of the property, the Master Street Plan specifies that Asbury Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Asbury Road. 5. With the site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5 -foot sidewalks with the planned development. Kanis Road should be widened to 29.5 feet from centerline with a right turn lane at Kirby Road. Kirby Road and Asbury Road should be designed to a collector street standard with the back of curb 18 feet from centerline. Sidewalks should be located at the property line. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance must be requested to grade beyond the first phase of construction. Provide a site plan showing phasing lines and areas to be graded. 7. The previous site plan showed a retaining wall on the southwest portion of the property. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 0 May 8, 2008 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -6245-C 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering (Steve Philpott) for more information. 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 11. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. 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). E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer system serving this area under construction by Little Rock Wastewater Utility at this time. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. 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 systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 5 May 8, 2008 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -6245-C CATA: The site is not located on a dedicated CATA Bus Route. F. IS S U ESITEC H N I CAL/DES I G N: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development to allow a 2 -story office building, single story commercial buildings, and a mini -warehouse. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Minor Arterial with reduced design standards. 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. Kirby Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bike route is shown along Kirby 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. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan. The Plan's Office and Commercial goal states: "Promote office and commercial development that meets the needs of Rock Creek Neighborhood residents for shopping, services, and jobs." Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average twenty-three foot wide (23') street buffer along Kanis Road and in no case less than half. The current proposal is not meeting this minimal average requirement. In addition, there are five (5) parking spaces shown in this area that need to be eliminated. They are located within both the landscape perimeter strip and the street buffer. 0 May 8, 2008 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -6245-C 3. The zoning buffer ordinance requires an average twenty-two foot wide (22') street buffer along Asbury Road and in no case less than half. The current proposal is not meeting this minimal average requirement. It appears that four feet (4) can be eliminated from the parking lot width to help with this average amount. 4. All of the parking lots along the street side need to be reduced to the normal sixty foot (60') width to allow for additional green space that is both a requirement of the zoning buffer ordinance and the landscape ordinance. 5. A twenty-three foot (23') wide land use buffer is required to separate this proposed development from the residential property on the northern and southern perimeters of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 6. 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 perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. Although the site is being developed with individual lots with less than the typically two acre minimum requirement for a landscape plan stamped by a registered landscape architect, the site is being reviewed as a unified development. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect for each lot. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. White provide the proposed signage plan, the proposed screening along the eastern perimeter and the hours of operation for the mini -warehouse. Staff also stated site lighting must be low level and directional, directed downward and into the site. Staff questioned if the developer was making a commitment to the proposed building elevations. Staff requested the developer provide the proposed construction materials for the buildings. rl May 8, 2008 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -6245-C Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial and would require dedication of right of way and road construction. Staff stated Kirby Road was classified on the Master Street Plan as a collector street and would also require dedication and street construction. Staff noted Asbury Road would also require dedication and street construction to commercial street standard adjacent to the proposed development. Staff stated a grading permit would be required prior to development. Staff questioned if grading would take place on all of the proposed lots with the grading of the first phase. Staff stated advanced grading would require a variance from the Land Alteration Ordinance. Landscaping comments were addressed. Staff stated the street buffers as indicated did not comply with the zoning or landscape ordinances. Staff also questioned the proposed buffer and screening along the northern and eastern perimeters of the site. Staff stated although the site was being developed with a number of lots the entire site was being reviewed as an overall development plan and a landscape plan stamped with the seal of a registered landscape architect for each lot would be required at the time of building permit. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the April 17, 2008, Subdivision Committee meeting. The applicant has provided staff with the proposed signage plan, screening along the eastern perimeter and the hours of operation for the mini -warehouse. The developer has made a commitment to the proposed building elevations indicating the approval will be based on the elevations provided with the filing. The proposed buildings materials have also been provided to staff and include natural stone, brick, stucco and/or drivit. The colors of the center will be earth tone colors designed to blend with the character of the area. The request is to allow a rezoning of the site from C-1, Neighborhood Commercial District and R-2, Single-family to PCD to allow the development of the site with four lots with office and commercial uses. Lot 1 is proposed with a two story office building. Lots 2 and 3 are proposed containing single story commercial buildings and Lot 4 is proposed with a mini -warehouse building. The development is proposed in three phases with Lots 3 and 4 in the first phase, Lot 1 in the second phase and Lot 2 in the final phase. All street improvements as N May 8, 2008 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -6245-C required by the Master Street Plan will be constructed with the first phase of development. The maximum building height proposed is 26 -feet for single -story buildings and 38 -feet for a two story building. Signage is limited to monument type or building mounted, not to extend above the roofline of the building. No sign shall exceed six feet in height and 120 square feet in area. Building signage will be limited to street frontages allowing signage on two sides of Lots 1 and 3. Lot 4 will be allowed signage along Kirby Road and on the front of the building facing into the parking lot. The hours of operation are limited to 6:30 am to 10:00 pm with the exception of a restaurant which may operate until 11:00 pm on Friday and Saturday nights. The mini -warehouse will have access from 6:30 am to 10:00 pm seven days per week. All owners or lessees of the property will make reasonable efforts to require all delivery and service vehicles to avoid using the portion of Kirby Road north of the site. The dumpster service hours will be limited to 6:30 am to 10:00 pm seven days per week. The parking ratios for the development are proposed at 4.6 spaces per 1,000 for commercial uses excluding the mini -warehouse portion of the development. The office buildings are to maintain a parking ratio of 4.2 spaces per 1,000 square feet of building space. The parking typically required for the development would be 108 parking spaces based on the proposed uses. The site plan indicates the placement of 154 parking spaces. The mini -warehouse buildings are limited to two single story buildings. The buildings will have a maximum of 18,900 square feet of building space. All mini -warehouse buildings are proposed architecturally compatible with the surrounding buildings and will include pitched roofs and brick facades. The applicant has provided a building elevation that the developer has committed to constructing. The elevation proposed for the rear of the mini -warehouse building (the northern fagade) has not been designed to break the massing. Staff recommends the developer provide architectural elements along this wall to visually break the massing of the structure. Two retail buildings are proposed with a maximum of 19,300 square feet of building space. The buildings are proposed constructed of brick, stone, stucco or drivit. The building colors are proposed neutral tones designed to blend with the area. The buildings are proposed constructed with architectural elements designed to break the massing of the structure. The roofing materials are proposed as non -reflective. All lighting used on the site will be downcast and positioned to keep light from encroaching into the adjoining residential neighborhoods. May 8, 2008 SUBDIVISION ITEM NO.: 8 (Cont) FILE NO.: Z -6245-C The revised site plan has indicated street buffers and land use buffers as typically required by the zoning buffer ordinance and the landscape ordinance. Screening will be provided per typical ordinance standards. A four -foot retaining wall has been indicated at the intersection of Kirby Road and Kanis Road. The applicant will work with Public Works staff at the time of permitting to ensure the placement of the wall does not block view and allows adequate sight distance in this area. The use of the property is limited to retail, office, mini -warehouse, single-family residential. The property will not be used for industrial or multi -family residential purposes. The property uses are limited to Antique Shop (without repair), Bakery or confectionery shop (retail), Bank or savings and loan, Barber or beauty shop, Book and stationery store, Camera shop, Candy store (but not cigar or tobacco store), Clinic (medical, dental, optical), Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place inside, Florist shop, Food store, Furniture store (new), Hardware or sporting goods store, Hobby shop, Jewelry store, Key shop, Laundry pickup station, Medical appliance fitting and sales, Mini -warehouse (without frontage on Kanis Road), Office (general or professional), Optical shop, Pet shop, Photography studio, Shoe repair, Tailor, Travel bureau. Under no circumstances shall the property ever be used for the following: A restaurant with drive-through; a restaurant or other business deriving more than forty percent of its gross sales from alcohol; a business selling alcohol for off -premises consumption; any business with gas pumps; bowling alley; bingo parlor; flea market; skating rink; any business involving "adult" activities, including without limitation any adult -type (i.e. pornographic) bookstore, massage parlor, escort service, facility with nude or partially nude, bathing suit -clad or lingerie -clad models or dances or any establishment selling or exhibiting sexually explicit materials. The request includes a variance from the Land Alteration Ordinance to allow grading of the entire site with the development of the first phase. The developer has indicated based on the grades and slope of the lots the advanced grading is necessary to balance the cuts and fills on the site. Staff is supportive of this request. The general notes section of the site plan states 23.4 percent of the site covered with buildings and 45.9 percent is paved. A total of 24.9 percent is designated to landscaped areas and 5.8 percent to sidewalks and service area. The site is indicated on the City's Future Land Use Plan as Mixed Office Commercial. The development as proposed contains 76 percent commercial and 24 percent office uses excluding the mini -warehouse portion of the development. The mini -warehouse portion of the development is 42 percent of the total development. Staff feels the development is proposed consistent with the Land 10 May 8, 2008 SUBDIVISION ITEM NO.: 8 (Cont.) _ FILE NO.: Z -6245-C Use Plan by allowing a use mix of office and commercial uses. Additionally staff feels with the limits placed on the allowable commercial uses this allows additional protection to the residential uses in the area. Staff is generally supportive of the development with the exception of the proposed northern facade of the mini -warehouse. Staff recommends the developer provide staff with the elevation of the northern facade designed to break the massing. To staffs knowledge there are no additional outstanding issues associated with the request. Staff does not feel the construction of the proposed office/commercial development as proposed including the building elevations as submitted by the applicant as a condition of approval will significantly impact the development or the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report and compliance with the terms of the Declaration of Restriction Covenants as outlined in Paragraph A of the agenda staff report. Staff recommends the architectural design of the buildings be as presented with the application with the exception of the mini -warehouse building northern facade. Staff recommends the applicant provide a building elevation along the northern facade of the mini -warehouse building to add architectural elements designed to break the massing of this facade. Staff recommends the developer work with staff at the time of permitting to ensure the proposed retaining wall at the intersection of Kanis and Kirby Roads is designed to not block or limit the sight distance at this intersection. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of the site with the development of the fist lot. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report and compliance with the terms of the Declaration of Restriction Covenants as outlined in Paragraph A of the agenda staff report. Staff presented a recommendation the architectural design of the buildings be as presented with the application with the exception of the mini -warehouse buildings northern facade. Staff presented a recommendation the applicant provide a building elevation along the northern fagade of the mini -warehouse building to add architectural elements designed to break the massing of the northern facade. Staff presented a recommendation the developer work with staff at the time of permitting to ensure the proposed retaining wall 11 May 8, 2008 SUBDIVISION ITEM NO.: S(Cont.)FILE NO.: Z -6245-C at the intersection of Kanis and Kirby Roads was designed to not block or limit the sight distance at the intersection. Staff also presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of the site with the development of the first lot. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. 12 FILE NO.: Z -6245-C NAME: Asbury Place Short -form PCD LOCATION: Located on the Northeast corner of Kanis and Kirby Roads DEVELOPER: Russell Huckaby 16723 Cantrell Road Little Rock, AR 72227 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.6 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-1, Neighborhood Commercial and R-2, Single-family Neighborhood Commercial uses and Single-family Residential PCD Mixed Use - Office, Commercial and Mini -warehouse VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow advanced grading of the site with the development of the first lot. BACKGROUND: Ordinance No. 17,442 adopted by the Little Rock Board of Directors on April 1, 1997, rezoned a portion of this site (0.34 acres) from R-2, Single-family to C-1, Neighborhood Commercial. On September 27, 2008, the Commission approved a PCD for this site to establish future uses for this property. The approval contained 5.6 acres located at the northeast corner of Kanis and Kirby Roads. The developer proposed the development of the site with C-3, General Commercial District and 0-3, General Office District uses establishing FILE NO.: Z -6245-C (Cont. minimum office uses and placing limits on future commercial uses. The site plan indicated building footprints would be submitted to the Planning Commission and Board of Directors through a revision to the PCD prior to final development. This item was withdrawn prior to the Board of Directors acting on the request. A. PROPOSAL/REQUEST: The developers are now proposing to rezone the site from C-1, Neighborhood Commercial District and R-2, Single-family to PCD to allow the development of the site with four lots with office and commercial uses. Lot 1 is proposed with a two-story office building. Lots 2 and 3 are proposed containing single story commercial buildings and Lot 4 is proposed with a mini -warehouse building. The developer is proposing construction of all street improvements as required by the Master Street Plan with the first phase of construction. The current plans include the construction of Lots 3 (commercial) and 4 (mini -warehouse) as phase one, Lot 1 (office) as phase two and the final phase would be Lot 2 (commercial). The Parkway Place Neighborhood Association and the developer have developed a Declaration of Restriction Covenants, which will be filed for record if the rezoning is approved. The terms of the Declaration of Restriction Covenants will be made a condition of the zoning of the property. The Declaration of Restriction Covenants limits uses, building heights, hours of operation, signage, parking ratios and building design as follows: The use restriction limits the use of the property to retail, office, mini -warehouse, single-family residential. The property shall not be used for industrial or multi -family residential purposes. The property uses are limited to Antique Shop (without repair), Bakery or confectionery shop (retail), Bank or savings and loan, Barber or beauty shop, Book and stationery store, Camera shop, Candy store (but not cigar or tobacco store), Clinic (medical, dental, optical), Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place inside, Florist shop, Food store, Furniture store (new), Hardware or sporting goods store, Hobby shop, Jewelry store, Key shop, Laundry pickup station, Medical appliance fitting and sales, Mini -warehouse (without frontage on Kanis Road), Office (general or professional), Optical shop, Pet shop, Photography studio, Shoe repair, Tailor, Travel bureau. Under no circumstances shall the restricted property ever be used for the following: A restaurant with drive-through; a restaurant or other business deriving more than forty percent of its gross sales from alcohol; a business selling alcohol for off -premises consumption; any business with gas pumps; bowling alley; bingo parlor; flea market; E FILE NO.: Z -6245-G Cont. skating rink; any business involving "adult" activities, including without limitation any adult -type (i.e. pornographic) bookstore, massage parlor, escort service, facility with nude or partially nude, bathing suit -clad or lingerie -clad models or dances or any establishment selling or exhibiting sexually explicit materials. The maximum building height allowed is 26 -feet for single -story buildings and 38 -feet for a two-story building. Signage is limited to monument type or building mounted, not to extend above the roofline of the building signage. No sign shall exceed six feet in height. The hours of operation shall be restricted to 6:30 am to 10:00 pm with the exception of a restaurant, which may operate until 11:00 pm on Friday and Saturday nights. All owners or lessees of the property shall use reasonable efforts to require all delivery and service vehicles to avoid using the portion of Kirby Road north of the site. The parking ratios for the development shall be maintained at 4.6 spaces per 1,000 for commercial uses excluding the mini -warehouse portion of the development. The office buildings are to maintain a parking ratio of 4.2 spaces per 1,000 square feet of building space. The mini -warehouse buildings are limited to two buildings. The buildings are to have a maximum of 9,600 square feet of building space. All mini -warehouse buildings shall be architecturally compatible with the surrounding buildings and shall include pitched roofs and brick facades. There shall be no more than two retail buildings on the site, each with a maximum of 11,000 square feet of building space. All lighting used on the site shall be downcast and positioned to keep light from encroaching into the adjoining residential neighborhoods. B. EXISTING CONDITIONS: The site contains a number of residences both site built and manufactured homes and a building constructed for a commercial use a number of years ago now being used as a residence. There is a property to the north on Asbury Road zoned PD -0 currently being used as an office for Davis Forestry. To the north on Kirby Road the property is zoned R-2 with a CUP which allows a manufactured home on the property. To the southeast is a newly developing single-family subdivision with attached and detached residential structures. To the west of the site is a vacant property currently zoned C-1, Neighborhood Commercial District. Northwest of the site is a property zoned PD -R which was approved to allow the construction of attached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all 3 FILE NO.: Z -6245-C Cont. residents, who could be identified, located within 300 feet of the site, the Spring Valley Manor Property Owners Association and the Parkway Place 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. An additional 10 feet of right-of-way measured from the centerline of the right-of-way shall be dedicated at Kirby Road for a right turn lane. This additional right-of-way shall normally be 250 feet in length measured from the intersection right-of-way line. 2. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. Due to the proposed use of the property, the Master Street Plan specifies that Asbury Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Asbury Road. 5. With the site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5 -foot sidewalks with the planned development. Kanis Road should be widened to 29.5 feet from centerline with a right turn lane at Kirby Road. Kirby Road and Asbury Road should be designed to a collector street standard with the back of curb 18 feet from centerline. Sidewalks should be located at the property line. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance must be requested to grade beyond the first phase of construction. Provide a site plan showing phasing lines and areas to be graded. 7. The previous site plan showed a retaining wall on the southwest portion of the property. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan.- 9. lana9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering (Steve Philpott) for more information. 2 FILE NO.: Z -6245-C Cont.) 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 11. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. 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). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer system serving this area under construction by Little Rock Wastewater Utility at this time. Entergy: No comment received. Center -Point Ener: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. 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 systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install 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. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development to allow a 2 -story office building, single story commercial buildings, and a mini -warehouse. The request does not require a change to the Land Use Plan. 67 FILE NO.: Z -6245-C (Cont. Master Street Plan: Kanis Road is shown as a Minor Arterial with reduced design standards. 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. Kirby Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bike route is shown along Kirby 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. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan. The Plan's Office and Commercial goal states: "Promote office and commercial development that meets the needs of Rock Creek Neighborhood residents for shopping, services, and jobs." Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average twenty-three foot wide (23') street buffer along Kanis Road and in no case less than half. The current proposal is not meeting this minimal average requirement. In addition, there are five (5) parking spaces shown in this area that need to be eliminated. They are located within both the landscape perimeter strip and the street buffer. 3. The zoning buffer ordinance requires an average twenty-two foot wide (22') street buffer along Asbury Road and in no case less than half. The current proposal is not meeting this minimal average requirement. It appears that four feet (4') can be eliminated from the parking lot width to help with this average amount. 4. All of the parking lots along the street side need to be reduced to the normal sixty foot (60') width to allow for additional green space that is both a requirement of the zoning buffer ordinance and the landscape ordinance. 5. A twenty-three foot (23') wide land use buffer is required to separate this proposed development from the residential property on the northern and southern perimeters of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 9 FILE NO.: Z -6245-C Cont. 6. 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 perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. Although the site is being developed with individual lots with less than the typically two acre minimum requirement for a landscape plan stamped by a registered landscape architect, the site is being reviewed as a unified development. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect for each lot. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. White provide the proposed signage plan, the proposed screening along the eastern perimeter and the hours of operation for the mini -warehouse. Staff also stated site lighting must be low level and directional, directed downward and into the site. Staff questioned if the developer was making a commitment to the proposed building elevations. Staff requested the developer provide the proposed construction materials for the buildings. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial and would require dedication of right of way and road construction. Staff stated Kirby Road was classified on the Master Street Plan as a collector street and would also require dedication and street construction. Staff noted Asbury Road would also require dedication and street construction to commercial street standard adjacent to the proposed development. Staff stated a grading permit would be required prior to development. Staff questioned if grading would take place on all of the proposed lots with the grading of the first phase. Staff stated advanced grading would require a variance from the Land Alteration Ordinance. Landscaping comments were addressed. Staff stated the street buffers as indicated did not comply with the zoning or landscape ordinances. Staff also questioned the proposed buffer and screening along the northern and eastern perimeters of the site. Staff stated although the site was being developed with a number of lots the entire site was being reviewed as an overall development plan 7 FILE NO.: Z -6245-C (Co and a landscape plan stamped with the seal of a registered landscape architect for each lot would be required at the time of building permit. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the April 17, 2008, Subdivision Committee meeting. The applicant has provided staff with the proposed signage plan, screening along the eastern perimeter and the hours of operation for the mini -warehouse. The developer has made a commitment to the proposed building elevations indicating the approval will be based on the elevations provided with the filing. The proposed buildings materials have also been provided to staff and include natural stone, brick, stucco and/or drivit. The colors of the center will be earth tone colors designed to blend with the character of the area. The request is to allow a rezoning of the site from C-1, Neighborhood Commercial District and R-2, Single-family to PCD to allow the development of the site with four lots with office and commercial uses. Lot 1 is proposed with a two story office building. Lots 2 and 3 are proposed containing single story commercial buildings and Lot 4 is proposed with a mini -warehouse building. The development is proposed in three phases with Lots 3 and 4 in the first phase, Lot 1 in the second phase and Lot 2 in the final phase. All street improvements as required by the Master Street Plan will be constructed with the first phase of development. The maximum building height proposed is 26 -feet for single -story buildings and 38 -feet for a two story building. Signage is limited to monument type or building mounted, not to extend above the roofline of the building. No sign shall exceed six feet in height and 120 square feet in area. Building signage will be limited to street frontages allowing signage on two sides of Lots 1 and 3. Lot 4 will be allowed signage along Kirby Road and on the front of the building facing into the parking lot. The hours of operation are limited to 6:30 am to 10:00 pm with the exception of a restaurant which may operate until 11:00 pm on Friday and Saturday nights. The mini -warehouse will have access from 6:30 am to 10:00 pm seven days per week. All owners or lessees of the property will make reasonable efforts to require all delivery and service vehicles to avoid using the portion of Kirby Road north of the site. The dumpster service hours will be limited to 6:30 am to 10:00 pm seven days per week. E:3 FILE NO.: Z -6245-C Cont. The parking ratios for the development are proposed at 4.6 spaces per 1,000 for commercial uses excluding the mini -warehouse portion of the development. The office buildings are to maintain a parking ratio of 4.2 spaces per 1,000 square feet of building space. The parking typically required for the development would be 108 parking spaces based on the proposed uses. The site plan indicates the placement of 154 parking spaces. The mini -warehouse buildings are limited to two single story buildings. The buildings will have a maximum of 18,900 square feet of building space. All mini -warehouse buildings are proposed architecturally compatible with the surrounding buildings and will include pitched roofs and brick facades. The applicant has provided a building elevation that the developer has committed to constructing. The elevation proposed for the rear of the mini -warehouse building (the northern fagade) has not been designed to break the massing. Staff recommends the developer provide architectural elements along this wall to visually break the massing of the structure. Two retail buildings are proposed with a maximum of 19,300 square feet of building space. The buildings are proposed constructed of brick, stone, stucco or drivit. The building colors are proposed neutral tones designed to blend with the area. The buildings are proposed constructed with architectural elements designed to break the massing of the structure. The roofing materials are proposed as non -reflective. All lighting used on the site will be downcast and positioned to keep light from encroaching into the adjoining residential neighborhoods. The revised site plan has indicated street buffers and land use buffers as typically required by the zoning buffer ordinance and the landscape ordinance. Screening will be provided per typical ordinance standards. A four -foot retaining wall has been indicated at the intersection of Kirby Road and Kanis Road. The applicant will work with Public Works staff at the time of permitting to ensure the placement of the wall does not block view and allows adequate sight distance in this area. The use of the property is limited to retail, office, mini -warehouse, single-family residential. The property will not be used for industrial or multi -family residential purposes. The property uses are limited to Antique Shop (without repair), Bakery or confectionery shop (retail), Bank or savings and loan, Barber or beauty shop, Book and stationery store, Camera shop, Candy store (but not cigar or tobacco store), Clinic (medical, dental, optical), Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place inside, Florist shop, Food store, Furniture store (new), Hardware or sporting goods store, Hobby shop, Jewelry store, Key shop, Laundry pickup station, Medical appliance fitting and sales, Mini -warehouse (without frontage on Kanis Road), Office (general or professional), Optical shop, Pet shop, Photography studio, Shoe repair, Tailor, Travel bureau. Under no circumstances shall the property ever be used for the following: A restaurant with drive-through; a restaurant or other 9 FILE NO.: Z -6245-C (Cont. business deriving more than forty percent of its gross sales from alcohol; a business selling alcohol for off -premises consumption; any business with gas pumps; bowling alley; bingo parlor; flea market; skating rink; any business involving "adult" activities, including without limitation any adult -type (i.e. pornographic) bookstore, massage parlor, escort service, facility with nude or partially nude, bathing suit -clad or lingerie -clad models or dances or any establishment selling or exhibiting sexually explicit materials. The request includes a variance from the Land Alteration Ordinance to allow grading of the entire site with the development of the first phase. The developer has indicated based on the grades and slope of the lots the advanced grading is necessary to balance the cuts and fills on the site. Staff is supportive of this request. The general notes section of the site plan states 23.4 percent of the site covered with buildings and 45.9 percent is paved. A total of 24.9 percent is designated to landscaped areas and 5.8 percent to sidewalks and service area. The site is indicated on the City's Future Land Use Plan as Mixed Office Commercial. The development as proposed contains 76 percent commercial and 24 percent office uses excluding the mini -warehouse portion of the development. The mini -warehouse portion of the development is 42 percent of the total development. Staff feels the development is proposed consistent with the Land Use Plan by allowing a use mix of office and commercial uses. Additionally staff feels with the limits placed on the allowable commercial uses this allows additional protection to the residential uses in the area. Staff is generally supportive of the development with the exception of the proposed northern facade of the mini -warehouse. Staff recommends the developer provide staff with the elevation of the northern facade designed to break the massing. To staffs knowledge there are no additional outstanding issues associated with the request. Staff does not feel the construction of the proposed office/commercial development as proposed including the building elevations as submitted by the applicant as a condition of approval will significantly impact the development or the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report and compliance with the terms of the Declaration of Restriction Covenants as outlined in Paragraph A of the agenda staff report. Staff recommends the architectural design of the buildings be as presented with the application with the exception of the mini -warehouse building northern facade. Staff recommends the applicant provide a building elevation along the northern facade of the mini -warehouse building to add architectural elements designed to break the massing of this facade. 10 FILE NO.: Z -6245-C_ (Cont. Staff recommends the developer work with staff at the time of permitting to ensure the proposed retaining wall at the intersection of Kanis and Kirby Roads is designed to not block or limit the sight distance at this intersection. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of the site with the development of the fist lot. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report and compliance with the terms of the Declaration of Restriction Covenants as outlined in Paragraph A of the agenda staff report. Staff presented a recommendation the architectural design of the buildings be as presented with the application with the exception of the mini -warehouse buildings northern fagade. Staff presented a recommendation the applicant provide a building elevation along the northern fagade of the mini -warehouse building to add architectural elements designed to break the massing of the northern fagade. Staff presented a recommendation the developer work with staff at the time of permitting to ensure the proposed retaining wall at the intersection of Kanis and Kirby Roads was designed to not block or limit the sight distance at the intersection. Staff also presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of the site with the development of the first lot. There was no further discussion of the item. The commission voted to approve the item for approval on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. 11 ITEM NO.: 8. Z -6245-C NAME: Asbury Place Short -form PCD LOCATION: located on the Northeast corner of Kanis and Kirby Roads 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 23, 2008. The Office of Planning and Development must receive the proof of notice no later than May 2, 2008. 2. The phasing plan indicates the construction of a retail building and the mini - warehouse building in the first phase and indicates the street improvements in the first phase. 3. Provide details of the proposed screening located along the eastern perimeter. 4. Provide the hours of operation for the mini -warehouse. Will the units have 24-hour accessibility? 5. Will the signs be development signs or identification signage for the businesses located on each lot? Provide details of the proposed signage. Typical office signage is allowed 6 -feet in height and 64 square feet in area. Typical commercial signage is allowed 36 -feet in height and 160 square feet in area. Although Kanis Road is not in an area with limitations on signage consideration should be given to this scenic corridor. 6. Provide details of the proposed building signage including location and percentage of fagade area. Will wall signage be placed along the front side of the proposed mini -warehouse building? 7. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 8. The ordinance typically prohibits the backing into service and access easements. 9. The site plan as presented does not appear to provide pedestrian connectivity. 10. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 11. Re -label mech. yard to service area. 12. Buffering - The street buffering along Kanis Road does not appear to comply with the typical ordinance standard (21.88 feet). The street buffer along Kirby Road (22.97 feet) along Asbury Road (10.42 feet). The land use buffer along the east 9.6 feet and north 24.3 feet with 70% remaining undisturbed. 13. Site lighting must be low level and directional, directed downward and into the site. 14. Provide an elevation of the rear of the building along the northern property line. This area is located adjacent to the residentially zoned and used property and the massing of the wall should be broken to add visual interest. 15. Is the developer committing to the proposed elevations provided with the filing? If so if the development is approved the approval will be based on the design as submitted and will be a part of the approved site plan. Item # & 16. Provide details of the proposed construction materials. Will the roofing be metal roofing material? If so the roofing must be non -reflective. 17. Is the office building proposed as 100% office or is the 10% accessory uses as identified in the 0-3 zoning district being requested? 18. Staff feels the office should be constructed in the 2 I phase of the development. 19. Provide the hours of dumpster service in the general notes section of the site plan. Neiahborhood Associations Notified - Spring Valley Manor Property Owners Association Parkway Place Property Owners Association Variance/Waivers: None requested. 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. An additional 10 feet of right- of-way measured from the centerline of the right-of-way shall be dedicated at Kirby Road for a right turn lane. This additional right-of-way shall normally be 250 feet in length measured from the intersection right-of-way line. 2. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. Due to the proposed use of the property, the Master Street Plan specifies that Asbury Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Asbury Road. 5. With the site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to the streets including 5 -foot sidewalks with the planned development. Kanis Road should be widened to 29.5 feet from centerline with a right turn lane at Kirby Road. Kirby Road and Asbury Road should be designed to a collector street standard with the back of curb 18 feet from centerline. Sidewalks should be located at the property line. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. A variance must be requested to grade beyond the first phase of construction. Provide a site plan showing phasing lines and areas to be graded. 7. The previous site plan showed a retaining wall on the southwest portion of the property. Provide a Sketch Grading and Drainage Plan as required per Section 29- 186 (e). 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering (Steve Philpott) for more information. Item # 8. 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 11. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. 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). Utilities and Fire Department/County Planning: Wastewater: Sewer system serving this area under construction by Little Rock Wastewater Utility at this time. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. On-site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. 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 systems. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place and install 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. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development to allow a 2 story office building, single story commercial buildings, and a 2 story mini warehouse. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Minor Arterial with reduced design standards. 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. Kirby Road is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets. These streets may Item # 8. require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bike route is shown along Kirby 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. Neighborhood Action Plan: This area is covered by the Rock Creek Neighborhood Action Plan. The Plan's Office and Commercial goal states: "Promote office and commercial development that meets the needs of Rock Creek Neighborhood residents for shopping, services, and jobs." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average twenty-three foot wide (23') street buffer along Kanis Road and in no case less than half. The current proposal is not meeting this minimal average requirement. In addition, there are five (5) parking spaces shown in this area that need to be eliminated. They are located within both the landscape perimeter strip and the street buffer. 3. The zoning buffer ordinance requires an average twenty-two foot wide (22') street buffer along Asbury Road and in no case less than half. The current proposal is not meeting this minimal average requirement. It appears that four feet (4') can be eliminated from the parking lot width to help with this average amount. 4. All of the parking lots along the street side need to be reduced to the normal sixty foot (60') width to allow for additional green space that is both a requirement of the zoning buffer ordinance and the landscape ordinance. 5. A twenty-three foot (23') wide land use buffer is required to separate this proposed development from the residential property on the northern and southern perimeters of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 6. 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 perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. Although the site is being developed with individual lots with less than the typically two acre minimum requirement for a landscape plan stamped by a registered landscape architect. The site is being reviewed as a unified development. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised fat! fan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 23, 2008. Item # 8.