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HomeMy WebLinkAboutZ-6554-B Staff AnalysisFILE NO.: Z -6554-B NAME: Bowman Kanis Retail Center Revised Long -form PCD LOCATION: On the Northwest corner of Kanis Road and Bowman Road DEVELOPER: Dickson Flake Partners 1200 West Capitol Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.1 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 7 FT. NEW STREET: 0 0-3, PCD and C-3, with conditions 0-3 and C-2 permitted uses with a 300 -foot by 150 -foot no build area at the intersection C-3, 0-3 and Revised PCD PROPOSED USE: Creation of an eight (8) -lot plat with Lot 1 to develop as a PCD for USA Drug, Lot 7 to develop with 0-3 listed uses and Lots 2 — 6 and 8 to develop with C-3 listed uses. VARIANCESIWAIVERS REQUESTED: 1. A variance to allow reduced driveway spacing for Lot 1. 2. A variance to allow the creation of a lot without public street frontage. 3. A variance to allow site grading without a proposed development. 4. A variance to allow a vertical cut greater than ordinance standard. BACKGROUND: On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850 rezoning an 11.25 -acre tract to 0-3 and C-3 on the northwest corner of Kanis and Bowman Roads. The proposal included the development of the site with a 300 foot by 150 foot no build area at the intersection of Kanis and Bowman Roads. The site had FILE NO.: Z -6554-B limited driveways onto Kanis Road. The eastern drive, located approximately 200 -feet west of the Kanis/Bowman Road intersection, was proposed as a right -turn exit only. The western driveway, located approximately 300 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. The approval also limited the permitted uses to those listed in the "C-2" Shopping Center District. A proposal which included this tract of land was reviewed and approved by the Commission earlier this year but was not forwarded to the Board of Directors for final action. The applicant proposed to rezone the site from various zoning classifications to PCD to allow the development of a home center on the site. Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis Retail Center Long -form PCD. The Planning Commission heard the proposal at their October 16, 2003 Public Hearing and forwarded a recommendation of approval to the Board of Directors. The applicant proposed a seven -lot plat through the Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and Lot 7 was zoned 0-3, General Office. The applicant proposed a USA Drug to locate on Lot 1 (an allowable use under the C-3 zoning classification) but the building was proposed to be located within the area previously approved as a no -build zone (300 -foot by 150 -foot). The applicant indicated only one lot would be developed under the proposed development plan and requested Lot 1 be designated with PCD zoning (with C-3 uses as alternative uses) retaining the C-3 and 0-3 zoning on the other six lots. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD to allow the addition of gas pumps to the original USA Drug PCD. The applicant also intends to add an additional 1.8 acres to the previously approved preliminary plat with land area located to the north of previously proposed Lot 7. The applicant has removed the building from the 300 -foot by 150 -foot no build zoned and has indicated the gas pumps outside this area as well. The proposed lot (Lot 8)will be served by a shared access and utility easement located on the east and south property lines. B. EXISTING CONDITIONS: The site contains an existing non -conforming nursery. The property is located in an area of mixed zoning and extremely varied uses, The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an 2 FILE NO.: Z-6554-B(Cont.) office/warehouse/retail center. The C-3 and PCD zoned properties to the south; contain a variety of uses including offices, office/warehouse and mini -warehouses. The area to the west of the site contains single-family homes on large tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 2. On Bowman, street improvements should match the improvements made to the east. In addition to the lanes shown, dual left turns should be provided for in the design. 3. Per the previous approval, the northern -most driveway should be moved south away from the property line. 4. Street Improvement plans shall include signage, striping and modifications to the signal. Traffic Engineering must approve completed plans prior to construction. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Terracing, cut and fill slopes must comply with the land alteration ordinance. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will 3 FILE NO.: Z -6554-B (Cont. be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Central Arkansas Water requests that a 15 -foot -wide utility easement be dedicated adjoining the west lot line of Lot 7 to accommodate an existing 2 -inch water main. A water main extension would be required to serve Lot 6. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUESfTECHNICAL/DESIGN: 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 revision to an existing Planned Commercial Development to add gas pumps. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. 4 FILE NO.: Z-5554-B(Cont.) Landscape: Areas set aside for landscaping and buffers appear to meet city requirements. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the request. Staff presented the request to the Committee members indicating the requested revision was to allow the addition of gas pumps to the original Lot 1 of the development and to add additional acreage with an additional lot to the previously approved preliminary plat. Staff requested Mr. White providE: additional information to complete the review process. Staff stated details concerning proposed signage should be provided (height/area) on the proposed site plan. Staff also requested the total area of each lot be provided on the proposed site plan. Public Works comments were addressed. Staff stated Bowman Road should be constructed to match the improvements located to the east of the site. Staff also requested the applicant provide dual left turn lanes at the intersection. Staff also stated a grading permit would be required prior to development of the site. Mr. White stated he was requesting a variance to allow the entire site to be graded without specific developments for Lots 2 — 8. Mr. White stated the cut would be approximately a fifty foot cut. He stated a three to one slope could be achieved without benching. 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 plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated signage details on the proposed site plan. The applicant has indicated signage will be consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. Staff is not supportive of the proposed signage. Staff would recommend the signage be limited to a maximum of ten feet in height and one hundred square feet in area. Staff feels with the development of eight lots on this corner and each individual lot having a separate free standing sign the maximum signage allowed in commercial zones would cause visual clutter to the area. 5 FILE NO.: Z-6554-B(Cont.) The proposed development includes the development of a lot without public street frontage. The lot is also requesting an off premise sign easement. Staff is supportive of this proposed lot configuration and sign location. The applicant has indicated the total lot area on each of the proposed lots. The lots range in size from 0.56 acres to 4.05 acres. The proposed lots are currently zoned PCD, 0-3 and C-3. The applicant has indicated sufficient area to meet the minimum lot size requirement per the zoning ordinance. The applicant has also indicated a twenty-five foot platted building line adjacent to the roadways. The proposed front yard building line is adequate to meet the minimum requirements of the zoning ordinance. The applicant has indicated the days and hours of operation to be from 5:00 am to 1:00 am seven days per week. The applicant has also indicated the garbage collection will be scheduled from 7:00 am to 6:00 pm to limit the impact on the single-family homes located to the south and west of the site. The applicant has indicated a maximum building height of 35 -feet consistent with maximum building heights allowed by the 0-3 and C-3 zoning district. The applicant has also indicated site lighting will be low level and directional, directed inward away from residentially zoned properties. The proposed site plan for the USA Drug Store (Lot 1) indicates a total building square footage of 10,500 square feet and a total of 105 parking spaces. The typical minimum parking required for a building of this sized based on one space per three hundred square feet of gross floor area would be 35 parking spaces. As indicated in the background section, a 150 -foot by 300 -foot area was previously designated as a no build area. The applicant has indicated 51 parking spaces within the previously set no -build zone. This area was also 'limited to uses listed in the C-2 Shopping Center District zoning classification. The applicant is proposing the placement of a drug store with gas pumps. Although this is an allowable use under the C-3 zoning district a convenience store with gas pumps (the most direct comparison) is not an allowable use under the C-2 zoning district. The previously approved PCD requested C-3 uses as alternative uses for the site. The applicant is requesting a fifty -foot cut along the western edge of the property, which is a variance from the Land Alteration Ordinance. The applicant is also requesting to be allowed to grade Lots 2 — 8 without a specific development. Staff is not supportive of this request. The Land Alteration Ordinance specifically prohibits indiscriminate clearing of property. The ordinance also states cuts or fills shall be limited to ten feet in height or fifteen feet if architectural stone is included to protect the vertical face. Staff is not supportive of this request. Staff is not supportive of the proposed request. Staff feels the placement of gas pumps at this location is not in keeping with the desired development pattern previously approved. The historical development pattern has been to keep the FILE NO.: Z -6554-B Cont. hard commercial uses east of Bowman Road and allow commercial uses to step down west of Bowman Road. Staff feels if this intense development is allowed to locate west of Bowman Road the domino effect will take place resulting in Kanis Road being lined with commercial uses. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated they were requesting the item be deferred to the March 25, 2004 Public Hearing to allow additional time to review additional information submitted by the applicant related to the requested cut and fill of the site. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MARCH 25, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of deferral to the April 22, 2004 Public Hearing. Staff stated there were concerns related to the proposed grading of the site and staff and the applicant were working to resolve these outstanding issues. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. A motion was made to approve the request as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff and the applicant have meet on numerous occasions to resolve staff's concerns with the proposed grading of the site. Staff is not supportive of grading activities on the entire site. Staff is however supportive of allowing grading activities to take place along Bowman Road without a development. Staff feels with the placement of street improvements along the proposed lots abutting the street some disturbance will take place. Staff is not supportive of allowing the developer to grade the area indicated as Lot 6 prior to a development being secured. 7 FILE NO.: Z-6554-B(Cont.) The proposed site includes the placement of a fuel canopy near the Bowman Kanis Road intersection. Staff continues to not support the placement of the fuel station at this location or on the site. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant and staff were still working to resolve the issues concerning the requested grading of the site. Staff stated they were requesting the item be deferred to the May 6, 2004, Public Hearing to allow staff and the applicant additional time to resolve any outstanding issues. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the May 6, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MAY 6, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had requested a revision to the original application. Staff presented a recommendation of approval of the applicant's request to revoke the existing PCD zoning for Lot 1 of the Bowman Kanis Retail Center Subdivision. Staff also presented a recommendation of approval of the applicant's requested revision to the Bowman Kanis Retail Center Subdivision Preliminary Plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the applicant's requested variance from the Subdivision Ordinance for the Bowman Kanis Retail Center Subdivision Preliminary Plat to allow the creation of a lot without public street frontage and staff presented a recommendation of approval of the applicant's request to allow an off -premise sign to serve Lot 6 of the Bowman Kanis Retail Center Subdivision. Staff presented as a part of their recommendation additional conditions related to the site development. Staff stated a demonstration must be made that construction of the first building site was imminent as required by the ordinance before a grading permit would be issued. Staff stated all haul routes and off-site areas must be approved by Public Works prior to construction. Staff stated if required by the ordinance, separate grading permits would be required for off-site fill areas. Staff stated the Master Street Plan improvements to Bowman Road and Kanis Road must be completed in conjunction with the site grading. Staff stated upon completion of grading, all disturbed areas would be required to be seeded and all slopes, terraces and buffer area landscaping would be required to be installed as required by the various ordinances. May 6, 2004 ITEM NO.: C FILE NO.: Z -6554-B NAME: Bowman Kanis Retail Center Revised Long -form PCD LOCATION: On the Northwest corner of Kanis Road and Bowman Road DEVELOPER: Dickson Flake Partners 1200 West Capitol Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.1 Acres CURRENT ZONING: ALLOWED USES: NUMBER OF LOTS: 7 FT. NEW STREET: 0 0-3, PCD and C-3, with conditions 0-3 and C-2 permitted uses with a 300 -foot by 150 -foot no build area at the intersection PROPOSED ZONING: C-3, 0-3 and Revised PCD PROPOSED USE: Creation of an eight (8) -lot plat with Lot 1 to develop as a PCD for USA Drug, Lot 7 to develop with 0-3 listed uses and Lots 2 — 6 and 8 to develop with C-3 listed uses. VARIANCESMAIVERS REQUESTED: 1. A variance to allow reduced driveway spacing for Lot 1. 2. A variance to allow the creation of a lot without public street frontage. 3. A variance to allow site grading without a proposed development. 4. A variance to allow a vertical cut greater than ordinance standard. BACKGROUND: On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850 rezoning an 11.25 -acre tract to 0-3 and C-3 on the northwest corner of Kanis and Bowman Roads. The proposal included the development of the site with a 300 foot by 150 foot no build area at the intersection of Kanis and Bowman Roads. The site had FILE NO.: Z-6554-B(Cont)- There was no further discussion of the site. A motion was made to place the item for inclusion in the Consent Agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. May 6, 2004 ITEM NO.: O (Cont.) FILE NO.: Z -6554-B limited driveways onto Kanis Road. The eastern drive, located approximately 200 -feet west of the Kanis/Bowman Road intersection, was proposed as a right -turn exit only. The western driveway, located approximately 300 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. The approval also limited the permitted uses to those listed in the "C-2" Shopping Center District. A proposal which included this tract of land was reviewed and approved by the Commission earlier this year but was not forwarded to the Board of Directors for final action. The applicant proposed to rezone the site from various zoning classifications to PCD to allow the development of a home center on the site. Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis Retail Center Long -form PCD. The Planning Commission heard the proposal at their October 16, 2003 Public Hearing and forwarded a recommendation of approval to the Board of Directors. The applicant proposed a seven -lot plat through the Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and Lot 7 was zoned 0-3, General Office. The applicant proposed a USA Drug to locate on Lot 1 (an allowable use under the C-3 zoning classification) but the building was proposed to be located within the area previously approved as a no -build zone (300 -foot by 150 -foot). The applicant indicated only one lot would be developed under the proposed development plan and requested Lot 1 be designated with PCD zoning (with C-3 uses as alternative uses) retaining the C-3 and 0-3 zoning on the other six lots. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD to allow the addition of gas pumps to the original USA Drug PCD. The applicant also intends to add an additional 1.8 acres to the previously approved preliminary plat with land area located to the north of previously proposed Lot 7. The applicant has removed the building from the 300 -foot by 150 -foot no build zoned and has indicated the gas pumps outside this area as well. The proposed lot (Lot 8)will be served by a shared access and utility easement located on the east and south property lines. B. EXISTING CONDITIONS: The site contains an existing non -conforming nursery. The property is located in an area of mixed zoning and extremely varied uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, 2 May 6, 2004 ITEM NO.: O (Cont. FILE NO.: Z -6554-B Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an office/warehouse/retail center. The C-3 and PCD zoned properties to the south; contain a variety of uses including offices, office/warehouse and mini -warehouses. The area to the west of the site contains single-family homes on large tracts. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association, the Parkway Place Property Owners Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 2. On Bowman, street improvements should match the improvements made to the east. In addition to the lanes shown, dual left turns should be provided for in the design. 3. Per the previous approval, the northern -most driveway should be moved south away from the property line. 4. Street Improvement plans shall include signage, striping and modifications to the signal. Traffic Engineering must approve completed plans prior to construction. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Terracing, cut and fill slopes must comply with the land alteration ordinance. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. 3 May 6, 2004 ITEM NO.: O Cont. FILE NO.: Z -6554-g Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Central Arkansas Water requests that a 15 -foot -wide utility easement be dedicated adjoining the west lot line of Lot 7 to accommodate an existing 2 - inch water main. A water main extension would be required to serve Lot 6. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Additional fire hydrants may be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. 1SSUES/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 revision to an existing Planned Commercial Development to add gas pumps. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. 4 May 6, 2004 ITEM NO.: O Cont.) FILE NO.: 7-6554-13 Landscape: Areas set aside for landscaping and buffers appear to meet city requirements. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the request. Staff presented the request to the Committee members indicating the requested revision was to allow the addition of gas pumps to the original Lot 1 of the development and to add additional acreage with an additional lot to the previously approved preliminary plat. Staff requested Mr. White provide additional information to complete the review process. Staff stated details concerning proposed signage should be provided (height/area) on the proposed site plan. Staff also requested the total area of each lot be provided on the proposed site plan. Public Works comments were addressed. Staff stated Bowman Road should be constructed to match the improvements located to the east of the site. Staff also requested the applicant provide dual left turn lanes at the intersection. Staff also stated a grading permit would be required prior to development of the site. Mr. White stated he was requesting a variance to allow the entire site to be graded without specific developments for Lots 2 — 8. Mr. White stated the cut would be approximately a fifty foot cut. He stated a three to one slope could be achieved without benching. 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 plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated signage details on the proposed site plan. The applicant has indicated signage will be consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. Staff is not supportive of the proposed signage. Staff would recommend the signage be limited to a maximum of ten feet in height and one hundred square feet in area. Staff feels with the development of eight lots on this corner and each individual lot having a separate free standing sign the maximum signage allowed in commercial zones would cause visual clutter to the area. E May 6, 2004 ITEM NO.: O Cont. FILE NO.: Z -6554-B The proposed development includes the development of a lot without public street frontage. The lot is also requesting an off premise sign easement. Staff is supportive of this proposed lot configuration and sign location. The applicant has indicated the total lot area on each of the proposed lots. The lots range in size from 0.56 acres to 4.05 acres. The proposed lots are currently zoned PCD, 0-3 and C-3. The applicant has indicated sufficient area to meet the minimum lot size requirement per the zoning ordinance. The applicant has also indicated a twenty-five foot platted building line adjacent to the roadways. The proposed front yard building line is adequate to meet the minimum requirements of the zoning ordinance. The applicant has indicated the days and hours of operation to be from 5:00 am to 1:00 am seven days per week. The applicant has also indicated the garbage collection will be scheduled from 7:00 am to 6:00 pm to limit the impact on the single-family homes located to the south and west of the site. The applicant has indicated a maximum building height of 35 -feet consistent with maximum building heights allowed by the 0-3 and C-3 zoning district. The applicant has also indicated site lighting will be low level and directional, directed inward away from residentially zoned properties. The proposed site plan for the USA Drug Store (Lot 1) indicates a total building square footage of 10,500 square feet and a total of 105 parking spaces. The typical minimum parking required for a building of this sized based on one space per three hundred square feet of gross floor area would be 35 parking spaces. As indicated in the background section, a 150 -foot by 300 -foot area was previously designated as a no build area. The applicant has indicated 51 parking spaces within the previously set no -build zone. This area was also limited to uses listed in the C-2 Shopping Center District zoning classification. The applicant is proposing the placement of a drug store with gas pumps. Although this is an allowable use under the C-3 zoning district a convenience store with gas pumps (the most direct comparison) is not an allowable use under the C-2 zoning district. The previously approved PCD requested C-3 uses as alternative uses for the site. The applicant is requesting a fifty -foot cut along the western edge of the property, which is a variance from the Land Alteration Ordinance. The applicant is also requesting to be allowed to grade Lots 2 — 8 without a specific development. Staff is not supportive of this request. The land Alteration Ordinance specifically prohibits indiscriminate clearing of property. The ordinance also states cuts or fills shall be limited to ten feet in height or fifteen feet if architectural stone is included to protect the vertical face. Staff is not supportive of this request. C -I May 6, 2004 ITEM NO.: O Cont. FILE NO.: Z -6554-B Staff is not supportive of the proposed request. Staff feels the placement of gas pumps at this location is not in keeping with the desired development pattern previously approved. The historical development pattern has been to keep the hard commercial uses east of Bowman Road and allow commercial uses to step down west of Bowman Road. Staff feels if this intense development is allowed to locate west of Bowman Road the domino effect will take place resulting in Kanis Road being lined with commercial uses. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated they were requesting the item be deferred to the March 25, 2004 Public Hearing to allow additional time to review additional information submitted by the applicant related to the requested cut and fill of the site. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MARCH 25, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of deferral to the April 22, 2004 Public Hearing. Staff stated there were concerns related to the proposed grading of the site and staff and the applicant were working to resolve these outstanding issues. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral. A motion was made to approve the request as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff and the applicant have meet on numerous occasions to resolve staff's concerns with the proposed grading of the site. Staff is not supportive of grading activities on the entire site. Staff is however supportive of allowing grading activities to take place along Bowman Road without a development. Staff feels with the placement of street VA May 6, 2004 ITEM NO.- O (Cont.) FILE NO.: Z -6554-B improvements along the proposed lots abutting the street some disturbance will take place. Staff is not supportive of allowing the developer to grade the area indicated as Lot 6 prior to a development being secured. The proposed site includes the placement of a fuel canopy near the Bowman Kanis Road intersection. Staff continues to not support the placement of the fuel station at this location or on the site. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant and staff were still working to resolve the issues concerning the requested grading of the site. Staff stated they were requesting the item be deferred to the May 6, 2004, Public Hearing to allow staff and the applicant additional time to resolve any outstanding issues. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the May 6, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MAY 6, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had requested a revision to the original application. Staff presented a recommendation of approval of the applicant's request to revoke the existing PCD zoning for Lot 1 of the Bowman Kanis Retail Center Subdivision. Staff also presented a recommendation of approval of the applicant's requested revision to the Bowman Kanis Retail Center Subdivision Preliminary Plat subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the applicant's requested variance from the Subdivision Ordinance for the Bowman Kanis Retail Center Subdivision Preliminary Plat to allow the creation of a lot without public street frontage and staff presented a recommendation of approval of the applicant's request to allow an off -premise sign to serve Lot 6 of the Bowman Kanis Retail Center Subdivision. Staff presented as a part of their recommendation additional conditions related to the site development. Staff stated a demonstration must be made that construction of the first building site was imminent as required by the ordinance before a grading permit would be issued. Staff stated all haul routes and off-site areas must be approved by Public Works prior to construction. Staff stated if required by the ordinance, separate grading permits would be required for off-site fill areas. Staff stated the Master Street Plan improvements to Bowman Road and Kanis Road must be completed in 0 May 6, 2004 ITEM NO.: O (Cont.) FILE NO.: Z -6554-B conjunction with the site grading. Staff stated upon completion of grading, all disturbed areas would be required to be seeded and all slopes, terraces and buffer area landscaping would be required to be installed as required by the various ordinances. There was no further discussion of the site. A motion was made to place the item for inclusion in the Consent Agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 Bowman Kanis Retail Center Conditions for approval of advanced site grading. Public Works A demonstration must be made that construction of the first building site is imminent as required in the ordinance before a grading permit will be issued. All haul routes and off-site will areas must be approved by Public Works. If required by the ordinance, separate grading permits will be required for off-site areas. Master Street Plan improvements to Bowman and Kanis must be done in conjunction with site grading. Upon completion of grading, all disturbed areas will be seeded. All slopes, terraces, and buffer area landscaping will be installed as required by the ordinance.;, - ITEM NO.: 24 FILE NO.: Z -6554-B NAME: Bowman and Kanis Retail Center Revised Long -form PCD LOCATION: On the Northwest corner of Kanis Road and Bowman Road Plannina 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. 2. Provide details of any proposed signage (height/area). 3. Provide building setback dimensions for the proposed buildings. 4. The lots are to be phased and final platted based on market demand. 5. Provide the total lot area on each lot. Variance/Waivers: A variance to allow the creation of a lot without public street frontage. A variance to allow signage off the lot. Public Works: 1. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 2. On Bowman, street improvements should match the improvements made to the east. In addition to the lanes shown, dual left turns should be provided for in the design. 3. Per the previous approval, the northern -most driveway should be moved south away from the property line. 4. Street Improvement plans shall include signage, striping and modifications to the signal. Traffic Engineering must approve completed plans prior to construction. 5. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Terracing, cut and fill slopes must comply with the land alteration ordinance. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plansby the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Central Arkansas Water requests that a 15 -foot -wide utility easement be dedicated adjoining the west lot line of Lot 7 to accommodate an existing 2-inchwater main. A water main extension would be required to serve Lot 6. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Additional fire hydrants maybe required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. 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 revision to an existing Planned Commercial Development to add gas pumps. The request does not require a change to the Land Use Plan. City ecognized Neighborhood Action Plan_: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement cf requiring developments in the neighborhood to adhere to the Future Land Use plan. Landscape: Areas set aside for landscaping and buffers appear to meet city requirements. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Revised plat/Dian: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.