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HomeMy WebLinkAboutZ-6245-B Staff AnalysisSeptember 27, 2007 ITEM NO.: A.1 NAME: Kanis/Kirby Rezoning from R-2 to C-3 and 0-3 LOCATION: Located on the Northwest corner of Kanis and Kirby Roads DEVELOPER: LGR Investment, LLC 404 E. Kiehl Avenue North Little Rock, AR 72020 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.6 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: FILE NO.: Z -6245-B NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-1, Neighborhood Commercial and R-2, Single-family 18 — Ellis Mountain 42.10 VARIANCES/WAIVERS REQUESTED: None requested. SURROUNDING LAND USE AND ZONING North — R-2, Single-family District — Single-family Residences and PD -0 for an office use South — Vacant - Conceptual PCD presently at the Board of Directors for approval to establish uses and create lots (August 6, 2007) East — R-2, Single-family District — Single-family Residences West — C-1, Neighborhood Commercial - Vacant - PCD zoning for a convenience store with gas pumps at the Board of Directors on appeal of the Planning Commission's recommendation of denial (August 6, 2007) J ' September 27, 2007 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z -6245-B A. PUBLIC WORKS COMMENTS: 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. Per the Master Street Plan an additional 10 feet of right-of-way is required to be dedicated for the right turn lane onto Kirby Road. 2, Asbury 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. 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. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Kirby Road. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Asbury Road. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 - foot sidewalks with the planned development. The back of curb should be located 33 feet from centerline. A right turn lane should be installed at the Kanis Road -Kirby Road intersection. The right turn lane should be provided with 150 feet of stacking distance and 100 foot taper. 7. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Kirby Road including 5 - foot sidewalks with the planned development. The back of curb should be located 18 feet from the centerline. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Asbury Road including 5 - foot sidewalk with the planned development. The back of curb should be located 18 feet from centerline. 9. The future driveway on Kanis Road must align with Woodlands Edge Trail. If future driveways are proposed on Kanis Road they must be right in/right out only and meet the City driveway spacing criteria. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2 September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont. FILE NO.: Z -6245-B 12. 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. 13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 14. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a dedicated CATA Bus Route. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. LAND USE ELEMENT: 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 rezoning from R-2, Single-family to C-3, General Commercial District and 0-3, General Office District. A land use plan amendment for a change to Commercial and Office is a separate item on this agenda (LU07-18-01). Master Street Plan: Kanis Road is shown as a Minor Arterial on the plan. 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 is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. 3 September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -5245-B Bicycle Plan: A Class III bike route is planned along Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is covered under the Rock Creek Neighborhood Action Plan. The Plan's Office and Commercial goal states: "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." E. STAFF ANALYSIS: The applicant owns approximately 10 acres located north of Kanis Road at the intersections of Kirby and Asbury Roads. The property is currently zoned R-2, Single- family and C-1, Neighborhood Commercial and the applicant is requesting to rezone the property to 0-3, General Office District and C-3, General Commercial District excluding Convenience food store with gas pumps, Beverage shop and Bar, lounge or tavern as allowable uses for the property with Planning Commission site plan review and approval prior to development. As separate items on this agenda the applicant is seeking preliminary plat approval (S-1582) to allow the creation of two lots with 3.49 acres proposed for C-3 zoning and .97 acres proposed for office zoning and an amendment to the City's Future Land Use Plan (LU07-18-01) to change the Plan from Mixed Office Commercial to Commercial. This rezoning request is proposed to allow future development of the property. 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. 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 was approved to allow a manufactured home on the property. To the southeast is a newly developing single-family subdivision with attached and detached residential structures. South of the site is property presently zoned 0-3, General Office District and C-1, Neighborhood Commercial District being considered for rezoning by the Board of Directors on August 6, 2007, to PCD to create lots and establish uses for the Woodlands Edge overall Master Plan. To the west of the site is a vacant property currently zoned C-1, Neighborhood Commercial District. The property is to be considered by the Board of Directors on August 6, 2007, for a rezoning to PCD to allow a convenience store with gas pumps and a carwash. Northwest of the site is a property zoned PD -R which was approved to allow the construction of attached single-family homes. The City's Future Land Use Plan designates this property as "Mixed Office Commercial". A land use plan amendment for a change to a portion of this site to Commercial is a separate item on this agenda (LU07-18-01). S September 27, 2007 SUBDIVISION ITEM NO.: A.1 Cont.' FILE NO.: Z -6245-B Staff is not supportive of the C-3, General Commercial District portion of the rezoning request. The entirety of the property is identified on the City's Future Land Use Plan as Mixed Office Commercial, which provides for a mixture of office and commercial uses to occur. Acceptable uses include office or mixed office and commercial uses. A planned zoning district is required if the use is mixed office and commercial. As previously stated the applicant is seeking a change to the City's Future Land Use Plan as a separate item on this agenda for the commercial portion of the rezoning application. Staff is not in support of the change to the City's Future Land Use Plan allowing this area to become designated as Commercial. The Kanis Road corridor has been reviewed a number of times in the recent past and it has generally been determined the current land use designations are acceptable to allow for the future growth and development of the area. An established single-family neighborhood is located immediately north of the site, which in staff's opinion, should be coddled to limit the potential impacts of intense commercial activities in their back yard. South and southwest of the site is property currently being considered by the Board of Directors for rezoning to a Planned Commercial Development to establish uses and create lot layouts for future development. This area is being developed as a part of the overall Master Plan for the Woodlands Edge Subdivision. This item is scheduled to be heard by the Little Rock Board of Directors on August 6, 2007. Staff feels the zoning of the property should not be approved and the future development be in-line with the City's Future Land Use Plan designation of Mixed Office Commercial. The present designation would allow for office development on the property. Staff would support a rezoning to 0-3, General Office District for the entirety of the property or development in some manner as a Planned Zoning District as required by present Future Land Use designation. Staff feels that C-3, General Commercial District zoning at this location could have an adverse impact on the surrounding residential uses. F. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 10, 2007, requesting a deferral of this item to the September 27, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 5 September 27, 2007 SUBDIVISION ITEM NC.: A.1 (Cont. STAFF UPDATE: FILE NO.: Z -6245-B (SEPTEMBER 27, 2007) The applicant has amended the application from a proposed rezoning from C-1, Neighborhood Commercial District and R-2, Single-family District to C-3, General Commercial District and 0-3, General Office District to a rezoning from C-1, Neighborhood Commercial District and R-2, Single-family District to Conceptual PCD. The site plan includes an overall development plan with two lots currently proposed. A single drive is indicated from Kanis Road and the applicant has indicated at the time of development they will work with Public Works staff to determine the best location for any additional drives. The total project will not exceed 80,000 square feet of gross building area and 40 percent building coverage. The maximum commercial building area will not exceed 60,000 square feet with office uses occupying a minimum of 20,000 square feet. Restaurant square footage will not exceed 6,000 square feet if constructed as a stand alone building and if located within strip center the total square footage for the restaurant use shall not exceed the minimum parking standards as established by the zoning ordinance. The request includes the utilization of the permitted uses listed in the 0-3, General Office District and the permitted uses in the C-3, General Commercial District classification excluding the following listed uses: Bar, lounge or tavern, Beverage shop, Cabinet or wood working shop, Cigar, tobacco and candy store, College dormitory, College fraternity or sorority, Convenience store with gas pumps, Establishment for the care of alcoholic, narcotic or psychiatric patients, Feed store, Group care facility, Hospital, Lodge or fraternal organization, Parking, commercial lot or garage, Pawnshop, Private club with dining or bar service, Recycling facility, automated and Service station. The development of the overall property will be completed in phases. With the Conceptual PCD plan, each phase of development, beginning with Phase I, will require review and approval by the Planning Commission and Board of Directors. As part of the conceptual PCD proposal, the applicant has agreed to a set of development criteria to be placed of the future development of the property. The development criteria includes conditions related to right of way improvements, grading/excavation, landscaping/buffering, signage, site lighting, dumpsters, building design/orientation, as well as other issues. The following list the proposed development criteria: All portions of the property shall be landscaped in compliance with the City's minimum landscape and buffer ordinances. The landscape and buffer ordinance review will be based on the site as a whole rather than individual lots, therefore distances of the required buffers will be based on the depth or width of the entire site as applicable. ■ A landscape plan stamped with the seal of a registered landscape architect and an automatic irrigation system will be required as each building permit is submitted or a plan for the entire project may be submitted with the first phase of the development. Ce] September 27, 2007 SUBDIVISION ITEM NO.: A.1 FILE NO.: Z -6245-B • The site development must be designed to provide adequate internal pedestrian circulation. • All wall signage and directional signage must comply with the City's Zoning Ordinance, unless otherwise approved by the Planning Commission during the site plan review process. • The development will be limited to two ground mounted monument signs located at the street intersections with a single development sign located at the entrance to the proposed development. All signs shall be a maximum of 100 square feet in area and a maximum of 8 feet in height. • The total project building construction shall not exceed 80,000 square feet. • The commercial/retail portion of the development shall not exceed a total of 60,000 gross square feet of floor area with a maximum of 6,000 square feet of restaurant space if constructed in a stand alone building. The square footage of a restaurant located within a strip center shall not exceed the minimum parking standards as established by the zoning ordinance. • Buildings constructed on the office portion of the development shall be at least 25% of the total development or a total of 20,000 square feet of the total gross floor area of the project. • All site lighting must be low level and directional, directed downward and into the site. • Any dumpster or trash receptacle must be oriented away from the abutting roadways and must be screened as per the City's Zoning Ordinance requirements. • Servicing of the dumpster or trash receptacles must be during daylight hours only. • The design of the buildings must be approved by the Planning Commission during the site plan review process. The buildings must be designed as 360 degree building when the rear of the building is proposed abutting an adjoining roadway. • All service/loading dock doors shall be oriented away from the abutting streets and provide proper screening. • The maximum building height on the property will not exceed 35 feet unless approved by the Planning Commission. Staff is supportive of the proposed "Conceptual PCD" zoning. Staff feels the list of development criteria adequately addresses the future development of the site. Staff feels the review and development of each phase adhering to these conditions/criteria will assure orderly development of the site. Staff feels the conceptual PCD is a good option for development of this property and although a not much used process has worked well in the past. A good example of a conceptual PCD is "The Village at Rahling Road". This development had an initial commercial phase, with additional office and commercial uses being phased in. Each phase of development is reviewed and approved by the Planning Commission and Board of Directors prior to construction. Staff feels the proposed 7 September 27, 2007 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: Z -6245-B Conceptual PCD zoning will have no adverse impact on the surrounding properties or the general area. The accompanying amendment to the City's Future Land Use Plan is to be withdrawn since the current amended application request to Planned Commercial Development to allow an office/commercial mixed use development complies with the land use plan classification for the property of Mixed Office Commercial. Staff recommends approval of the amended request as outlined in the staff update to rezone the site from R-2, Single-family and C-1, Neighborhood Commercial to PCD subject to compliance with the comments and conditions as noted in the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the amended application request to rezone the site from R-2, Single-family and C-1, Neighborhood Commercial to PCD as outlined in the staff update subject to compliance with the comments and conditions as noted in the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. FILE NO.: Z -6245-B NAME: Kanis/Kirby Rezoning from R-2 to C-3 and 0-3 LOCATION: Located on the Northwest corner of Kanis and Kirby Roads DEVELOPER: LGR Investment, LLC 404 E. Kiehl Avenue North Little Rock, AR 72020 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.6 acres CURRENT ZONING: PLANNING DISTRICT: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF C-1, Neighborhood Commercial and R-2, Single-family 18 — Ellis Mountain CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: None requested. SURROUNDING LAND USE AND ZONING North — R-2, Single-family District — Single-family Residences and PD -O for an office use South — Vacant - Conceptual PCD presently at the Board of Directors for approval to establish uses and create lots (August 6, 2007) East — R-2, Single-family District — Single-family Residences West — C-1, Neighborhood Commercial - Vacant - PCD zoning for a convenience store with gas pumps at the Board of Directors on appeal of the Planning Commission's recommendation of denial (August 6, 2007) FILE NO.: Z -6245-B (Cont. 0 PUBLIC WORKS COMMENTS: 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. Per the Master Street Plan an additional 10 feet of right-of-way is required to be dedicated for the right turn lane onto Kirby Road. 2. Asbury 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. 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. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Kirby Road. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Asbury Road. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 - foot sidewalks with the planned development. The back of curb should be located 33 feet from centerline. A right turn lane should be installed at the Kanis Road -Kirby Road intersection. The right turn lane should be provided with 150 feet of stacking distance and 100 foot taper. 7. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Kirby Road including 5 - foot sidewalks with the planned development. The back of curb should be located 18 feet from the centerline. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Asbury Road including 5 - foot sidewalk with the planned development. The back of curb should be located 18 feet from centerline. 9. The future driveway on Kanis Road must align with Woodlands Edge Trail. If future driveways are proposed on Kanis Road they must be right in/right out only and meet the City driveway spacing criteria. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 12. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. 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 2 FILE NO.: Z -6245-B (Cont. platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 14. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a dedicated CATA Bus Route. C. NEIGHBORHOOD COMMENTS: I As of this writing, staff has received several informational phone calls from area residents. The Parkway Place Property Owners Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association, all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. LAND USE ELEMENT - 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 rezoning from R-2, Single-family to C-3, General Commercial District and 0-3, General Office District. A land use plan amendment for a change to Commercial and Office is a separate item on this agenda (LU07-18-01). Master Street Plan: Kanis Road is shown as a Minor Arterial on the plan. 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 is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. Bicycle Plan: A Class III bike route is planned along Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The property under review is covered under the Rock Creek Neighborhood Action Plan. The Plan's Office and Commercial 3 FILE NO.: Z -6245-B (Cont. goal states: "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." E. STAFF ANALYSIS: The applicant owns approximately 10 acres located north of Kanis Road at the intersections of Kirby and Asbury Roads. The property is currently zoned R-2, Single- family and C-1, Neighborhood Commercial and the applicant is requesting to rezone the property to 0-3, General Office District and C-3, General Commercial District excluding Convenience food store with gas pumps, Beverage shop and Bar, lounge or tavern as allowable uses for the property with Planning Commission site plan review and approval prior to development. As separate items on this agenda the applicant is seeking preliminary plat approval (S-1582) to allow the creation of two lots with 3.49 acres proposed for C-3 zoning and .97 acres proposed for office zoning and an amendment to the City's Future Land Use Plan (LU07-18-01) to change the Plan from Mixed Office Commercial to Commercial. This rezoning request is proposed to allow future development of the property. 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. 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 was approved to allow a manufactured home on the property. To the southeast is a newly developing single-family subdivision with attached and detached residential structures. South of the site is property presently zoned 0-3, General Office District and C-1, Neighborhood Commercial District being considered for rezoning by the Board of Directors on August 6, 2007, to PCD to create lots and establish uses for the Woodlands Edge overall Master Plan. To the west of the site is a vacant property currently zoned C-1, Neighborhood Commercial District. The property is to be considered by the Board of Directors on August 6, 2007, for a rezoning to PCD to allow a convenience store with gas pumps and a carwash. Northwest of the site is a property zoned PD -R which was approved to allow the construction of attached single-family homes. The City's Future Land Use Plan designates this property as "Mixed Office Commercial". A land use plan amendment for a change to a portion of this site to Commercial is a separate item on this agenda (LU07-18-01). Staff is not supportive of the C-3, General Commercial District portion of the rezoning request. The entirety of the property is identified on the City's Future Land Use Plan as Mixed Office Commercial, which provides for a mixture of office and commercial uses to occur. Acceptable uses include office or mixed office and commercial uses. A planned zoning district is required if the use is mixed office and commercial. As previously stated the applicant is seeking a change to the City's Future Land Use Plan as a separate item on this agenda for the commercial portion of the rezoning application. Staff is not in support of the change to the City's Future Land Use Plan allowing this area to become designated as Commercial. The Kanis Road corridor has M FILE NO.: Z -6245-B (Cont. F. been reviewed a number of times in the recent past and it has generally been determined the current land use designations are acceptable to allow for the future growth and development of the area. An established single-family neighborhood is located immediately north of the site, which in staff's opinion, should be coddled to limit the potential impacts of intense commercial activities in their back yard. South and southwest of the site is property currently being considered by the Board of Directors for rezoning to a Planned Commercial Development to establish uses and create lot layouts for future development. This area is being developed as a part of the overall Master Plan for the Woodlands Edge Subdivision. This item is scheduled to be heard by the Little Rock Board of Directors on August 6, 2007. Staff feels the zoning of the property should not be approved and the future development be in-line with the City's Future Land Use Plan designation of Mixed Office Commercial. The present designation would allow for office development on the property. Staff would support a rezoning to 0-3, General Office District for the entirety of the property or development in some manner as a Planned Zoning District as required by present Future Land Use designation. Staff feels that C-3, General Commercial District zoning at this location could have an adverse impact on the surrounding residential uses. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 10, 2007, requesting a deferral of this item to the September 27, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: (SEPTEMBER 27, 2007) The applicant has amended the application from a proposed rezoning from C-1, Neighborhood Commercial District and R-2, Single-family District to C-3, General Commercial District and 0-3, General Office District to a rezoning from C-1, Neighborhood Commercial District and R-2, Single-family District to Conceptual PCD. The site plan includes an overall development plan with two lots currently proposed. A single drive is indicated from Kanis Road and the applicant has indicated at the time of development they will work with Public Works staff to determine the best location for any additional drives. 9 FILE NO.: Z -6245-B Cont. The total project will not exceed 80,000 square feet of gross building area and 40 percent building coverage. The maximum commercial building area will not exceed 60,000 square feet with office uses occupying a minimum of 20,000 square feet. Restaurant square footage will not exceed 6,000 square feet if constructed as a stand alone building and if located within strip center the total square footage for the restaurant use shall not exceed the minimum parking standards as established by the zoning ordinance. The request includes the utilization of the permitted uses listed in the 0-3, General Office District and the permitted uses in the C-3, General Commercial District classification excluding the following listed uses: Bar, lounge or tavern, Beverage shop, Cabinet or wood working shop, Cigar, tobacco and candy store, College dormitory, College fraternity or sorority, Convenience store with gas pumps, Establishment for the care of alcoholic, narcotic or psychiatric patients, Feed store, Group care facility, Hospital, Lodge or fraternal organization, Parking, commercial lot or garage, Pawnshop, Private club with dining or bar service, Recycling facility, automated and Service station. The development of the overall property will be completed in phases. With the Conceptual PCD plan, each phase of development, beginning with Phase I, will require review and approval by the Planning Commission and Board of Directors. As part of the conceptual PCD proposal, the applicant has agreed to a set of development criteria to be placed of the future development of the property. The development criteria includes conditions related to right of way improvements, grading/excavation, landscaping/buffering, signage, site lighting, dumpsters, building design/orientation, as well as other issues. The following list the proposed development criteria: • All portions of the property shall be landscaped in compliance with the City's minimum landscape and buffer ordinances. The landscape and buffer ordinance review will be based on the site as a whole rather than individual lots, therefore distances of the required buffers will be based on the depth or width of the entire site as applicable. • A landscape plan stamped with the seal of a registered landscape architect and an automatic irrigation system will be required as each building permit is submitted or a plan for the entire project may be submitted with the first phase of the development. • The site development must be designed to provide adequate internal pedestrian circulation. ■ All wall signage and directional signage must comply with the City's Zoning Ordinance, unless otherwise approved by the Planning Commission during the site plan review process. • The development will be limited to two ground mounted monument signs located at the street intersections with a single development sign located at the entrance to the proposed development. All signs shall be a maximum of 100 square feet in area and a maximum of 8 feet in height. • The total project building construction shall not exceed 80,000 square feet. X FILE NO.: Z -6245-B Cont. ■ The commercial/retail portion of the development shall not exceed a total of 60,000 gross square feet of floor area with a maximum of 6,000 square feet of restaurant space if constructed in a stand alone building. The square footage of a restaurant located within a strip center shall not exceed the minimum parking standards as established by the zoning ordinance. • Buildings constructed on the office portion of the development shall be at least 25% of the total development or a total of 20,000 square feet of the total gross floor area of the project. • All site lighting must be low level and directional, directed downward and into the site. • Any dumpster or trash receptacle must be oriented away from the abutting roadways and must be screened as per the City's Zoning Ordinance requirements. • Servicing of the dumpster or trash receptacles must be during daylight hours only. • The design of the buildings must be approved by the Planning Commission during the site plan review process. The buildings must be designed as 360 degree building when the rear of the building is proposed abutting an adjoining roadway. • All service/loading dock doors shall be oriented away from the abutting streets and provide proper screening. • The maximum building height on the property will not exceed 35 feet unless approved by the Planning Commission. Staff is supportive of the proposed "Conceptual PCD" zoning. Staff feels the list of development criteria adequately addresses the future development of the site. Staff feels the review and development of each phase adhering to these conditions/criteria will assure orderly development of the site. Staff feels the conceptual PCD is a good option for development of this property and although a not much used process has worked well in the past. A good example of a conceptual PCD is "The Village at Rahling Road". This development had an initial commercial phase, with additional office and commercial uses being phased in. Each phase of development is reviewed and approved by the Planning Commission and Board of Directors prior to construction. Staff feels the proposed Conceptual PCD zoning will have no adverse impact on the surrounding properties or the general area. The accompanying amendment to the City's Future Land Use Plan is to be withdrawn since the current amended application request to Planned Commercial Development to allow an office/commercial mixed use development complies with the land use plan classification for the property of Mixed Office Commercial. Staff recommends approval of the amended request as outlined in the staff update to rezone the site from R-2, Single-family and C-1, Neighborhood Commercial to PCD subject to compliance with the comments and conditions as noted in the agenda staff report. 7 FILE NO.: Z -6245-B (Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the amended application request to rezone the site from R-2, Single-family and C-1, Neighborhood Commercial to PCD as outlined in the staff update subject to compliance with the comments and conditions as noted in the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. Eta ITEM NO.: 8. Z -6245-B NAME: Kanis/Kirby Rezoning from R-2 to C-3 and 0-3 LOCATION: located on the Northwest 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 August 1, 2007. The Office of Planning and Development must receive the proof of notice no later than August 10, 2007. 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. Per the Master Street Plan an additional 10 feet of right-of-way is required to be dedicated for the right turn lane onto Kirby Road. 2. Asbury 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. 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. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Kirby Road. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Asbury Road. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The back of curb should be located 33 feet from centerline. A right turn lane should be installed at the Kanis Road -Kirby Road intersection. The right turn lane should be provided with 150 feet of stacking distance and 100 foot taper. 7. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Kirby Road including 5 -foot sidewalks with the planned development. The back of curb should be located 18 feet from the centerline. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Asbury Road including 5 -foot sidewalk with the planned development. The back of curb should be located 18 feet from centerline. 9. The future driveway on Kanis Road must align with Woodlands Edge Trail. If future driveways are proposed on Kanis Road they must be right in/right out only and meet Item # 8. the City driveway spacing criteria. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 12. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 14. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 15. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. 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 rezoning from R-2 to C-3 and 0-3. A land use plan amendment for a change to Commercial and Office is a separate item on this agenda (LU07-18-01). Master Street Plan Kanis Road is shown as a Minor Arterial on the plan. 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 is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. Bicycle Plan: A Class III bike route is planned along Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan- The property under review is covered under the Rock Creek Neighborhood Action Plan. The Plan's Office and Commercial goal states: "Aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 1, 2007. Item # 8.