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HomeMy WebLinkAboutZ-6554-D Staff AnalysisFILE NO.: Z -6554-D NAME: Bowman Kanis Retail Center Long -form PCD LOCATION: On the Northwest corner of Kanis Road and South Bowman Road DEVELOPER: USA Drug c/o Collier Dickson Flake Partners 400 West Capitol, Suite 1200 Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 11.85 Acres CURRENT ZONING: ALLOWED USES - PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, 0-3, C-3 FT. NEW STREET: 0 Single-family, Office and Commercial PCD Retail Shopping Center VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow an increased cut/fill. 2. A variance from Sections 30-43 and 31-210 to allow reduced driveway spacing, less than 300 -feet, along South Bowman Road. 3. A variance to allow advanced grading of Lot 1 with the development of Lot 2. 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 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. FILE NO.: Z -6554-D (Cont. 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 on March 20, 2003, 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 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. Ordinance No. 19,124 revoked the PCD zoning classification restoring the previously held R-2, 0-3 and C-3 zoning classification. The revocation request was considered by the Little Rock Planning Commission at their May 6, 2004, public hearing and the Little Rock Board of Directors adopted the revocation ordinance at their June 15, 2004, public hearing. A. PROPOSAUREQUEST: The applicant is now proposing the rezoning of this 11.85 -acre tract -currently zoned R-2, 0-3 and C-3 to PCD. A two -lot plat is also being proposed as a part of the development plan with proposed Lot 1 remaining zoned C-3, with conditions. (A modification to proposed Lot 1 is also being requested a separate item on this agenda (Z -6554-C)). The site is being proposed for future development with a retail shopping center containing 123,860 square feet. The proposed site plan indicates 617 parking spaces, a rear service drive and landscaped and buffer areas. The hours of operation are proposed from 5:00 am to 1:00 am seven days per week. The dumpster hours are proposed to be limited to 7:00 am to 6:00 pm daily. The maximum building height proposed is 35 -feet. Right-of-way dedications are indicated on the proposed site plan for both South Bowman and Kanis Roads. The applicant has indicated a dedication of right-of- way 45 -feet from centerline for each roadway per the Master Street Plan. The site plan includes a variance request related to the driveway spacing criteria. The applicant has indicated driveway spacing along South Bowman Road at less than the typical spacing required by Sections 30-43 and 31-210 of the Little Rock Code of Ordinances. 2 FILE NO.: Z -6554-D A variance from the Land Alteration Ordinance to allow an increased cut slope along the western and northern perimeter of the site is also being proposed. The site plan includes a cut slope not to exceed 55 -feet in height, terraced with '/:1 slopes with ten (10) foot benches. Landscaping per ordinance requirements has been indicated on the proposed site plan for each of the indicated benches with a ten (10) foot undistributed buffer on the top bench. A variance to allow advanced grading of proposed Lot 1 is also being requested. The applicant has indicated the area will be restored per the Land Alteration Ordinance requirements. The applicant has indicated the advanced grading is necessary to balance the site. According to the applicant there is not a Bill of Assurance in effect for the site. B. EXISTING CONDITIONS: The site contains two single-family residences. 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 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 is vacant and currently zoned POD. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Gibraiter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. 3 FILE NO.: Z -6554-D Cont. 4. On Bowman Road, 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. 5. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Insufficient spacing of less than 300 feet is proposed between driveways on Bowman Road as required by code. Location of northern driveway creates conflicting left turn movements with property to the east. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. The height of the proposed cut exceeds the 30 -foot cut/fill limit as required by the land alteration regulations. The proposed cut is shown to be 55 feet with four (4) terraces. Plantings are shown to be provided on flat portion of terraces. 8. 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) 379-1817 (Derrick Bergfield). 9. Street Improvement plans shall include signage ' and striping. Traffic Engineering must approve completed plans prior to construction. 10. 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. 11. All driveways shall be concrete aprons and constructed per City Ordinance. 12. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. 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 4 FILE NO.: Z -6554-D 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. 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. Fire Department: Approved as submitted. 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 PCD for commercial shopping center. A land use plan amendment for a change to Community Shopping is a separate item on this agenda (LU05-18-03). Master Street Plan: Bowman and Kanis Roads are shown as Minor Arterials on the plan. Minor Arterials function to move vehicles and goods in and through the City. They are not intended to provide access to adjoining properties. Both of these roads are not built to standard and will require additional street improvements to meet the Master Street Plan design standards for Minor Arterials. Bicycle Plan: The Master Street Plan, Bike Plan, does not show any classified routes adjacent or close to the application area. Historic Districts: There are no city recognized historic districts that would be affected by this amendment. Cfty Recognized Neighborhood Action Plan: The property under review is located in the Rock Neighborhood Plan area. The Infrastructure Goal calls for painted crosswalks at all Collector and Arterial intersections and street lamps along Kanis Road. The Development Goal calls for using Planned Zoning Districts for reclassifications to achieve neighborhood friendly developments. Also the Plan requests that Land Use Plan amendments should be rare and only with neighborhood input. An additional objective requests enhanced landscaping for Kanis Road with not only vehicular but also pedestrian and bicycle movement facilitated. The Plan requests that only Single Family, Suburban Office and Neighborhood Commercial development occur along Kanis Road. With enhanced design, a Community Shopping development could meet these goals. 6y FILE NO.: Z-6554-❑ Cont. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed parking areas do not provide for the eight percent (19,123 square feet) interior landscaping required. The plan submitted is 4,072 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. Triangular interior green space could be redesigned for some credit towards this minimal requirement The street buffer requirement along Kanis Road is 38 feet in width, in no case less than 19 feet. The proposed plan does not reflect this minimal requirement. A controlled automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 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: (December 8, 2005) The applicant was present. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed building design, construction materials, any proposed fencing, signage and the proposed uses for the site. Staff also requested the applicant provide: details of proposed landscaping treatment along Kanis Road. Public Works comments were addressed. Staff stated the roadways would require dedication and street construction to Master Street Plan standards. Staff also stated a radial dedication would be required at the intersection of the two abutting roadways. Staff noted the indicated driveway spacing along South Bowman Road was not adequate to meet minimum ordinance requirements. Staff stated they would support the variance request to allow the reduced driveway spacing. Staff stated a grading permit would be required prior to any land clearing. Staff stated the indicated cut fill exceeded the 30 -foot limit per the Land Alteration Ordinance. Staff stated based on the design of the terraces and benching of the proposed cuts they were supportive of the variance requests. Landscaping comments were addressed. Staff stated the proposed development would need to meet the minimum requirements of the City's landscape and buffer ordinances. Staff stated the indicated site plan did not allow adequate landscaping along the street sides. Staff stated the ordinance would typically require a 38 -foot average landscape strip with a minimum of 19 -feet along Kanis Road. D FILE NO.: Z -6554-D Cont. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 December 8, 2005, Subdivision Committee meeting. The revised site plan indicates the site will be developed utilized C-3, General Commercial District uses. The site plan also indicates the buildings will have a maximum building height of 35 -feet and the fronts to be constructed with a brick veneer or brick and stucco or dryvit fronts with the rear of the buildings to be constructed of materials complimentary to the adjoining properties. The site plan also indicates signage consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area in three locations. The signage is being proposed at the driveway entrances to the development. Fencing is not being proposed with the development. The applicant has indicated an opaque screen will be placed in areas requiring screening per ordinance requirements. The site plan indicates the placement of a retaining wall along the western perimeter with a maximum height of 55 -feet. The wall will be placed with three fifteen -foot terraces and one ten -foot terrace. The site plan indicates the placement of landscaping on each of the terraces as required by the Land Alteration Ordinance. The request for the 55 -foot cut will require a variance from the Land Alteration Ordinance. The ordinance typically does not allow cuts in excess of thirty feet. Due to the elevation changes of the site the applicant has indicated the cut is necessary to develop the site as proposed. Staff is supportive of the request. In staff's opinion the increased cut will have minimal impact on the adjoining properties. The applicant is also requesting a variance from the Land Alteration Ordinance to allow advanced grading of proposed Lot 1 with the development of Lot 2. There are no current development plans for the "hard corner" of South Bowman Road and Kanis Road but the developer has indicated the advanced grading is necessary to assist in balancing the site. Staff is supportive of this request. The site plan indicates driveways along South Bowman Road which do not meet the minimum ordinance requirements for driveway spacing. The drive is located approximately 290 feet and the ordinance typically requires a separation distance of 300 -feet. In staff's opinion this limited distance will not adversely impact traffic movement in the area. Staff is supportive of the indicated driveway spacing along South Bowman Road. The site plan includes the placement of a total of 123,590 square feet of retail space and 632 parking spaces. The zoning ordinance would typically require the 7 Z -6554-D (Cont. placement of 459 parking spaces for a shopping center development. The indicated parking is more than adequate to meet the minimum parking required for a shopping center development. The site plan indicates interior landscape islands and pedestrian walkways with the development. The applicant has indicated interior islands will be provided to meet the minimum ordinance requirements per the Landscape Ordinance. The pedestrian tables will be provided to allow pedestrian circulation and connectivity through the parking lot to the retail shops. The site plan has been revised to allow for a minimum landscape strip along Kanis Road of 23 -feet with a maximum of 31 -feet. The landscaping strip along South Bowman Road has been indicated at a minimum of 16 -feet and a maximum of 17 -feet. The site plan does not provide the 38 -foot average as typically required by the zoning ordinance for street buffers along either roadway. The site plan includes the placement of a six-foot decorative masonry screen wall along Kanis Road near the western perimeter to screen the building from Kanis Road. Staff is supportive of the proposed site design landscaping and screening wall. The developers have provided a site design that orients the development to South Bowman Road and limits the feel of commercial activity along Kanis Road. Staff feels the orientation of the commercial activities to South Bowman Road and away from Kanis Road softens the impact on Kanis Road. The site plan indicates the days and hours of operation from 5:00 am to 1:00 am seven days per week. All site lighting will be low level and directional, directed inward away from the adjacent roadways and single-family homes. The dumpsters have been located behind the proposed building within the service court, and the dumpster hours of service will be limited to 7:00 am to 6:00 pm daily. Staff is supportive of the applicant's request. The development is proposed as a commercial development containing a total of 123,590 square feet of retail space. The site plan indicates two tenant anchors with square footages of each tenant at 40,000 square feet. There is also a strip with 43,590 square feet which is to be utilized by individual shops. The request includes the allowance of C-3, General Commercial District uses as allowable uses for the site. In addition. to the rezoning request there is a request to amend the City's Future Land Use Plan for the site to Community Shopping. Staff is supportive of the Land Use Plan amendment and feels the proposed request fits within the proposed Land Use designation. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development will compliment the area if developed as proposed by reducing the impact of commercial activities along Kanis Road with the provided screening and fronting the development to South Bowman Road. N FILE NO.: Z -6554-D (Cont.) I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the request to allow an increased cut/fill along the western perimeter of the site. Staff recommends approval of the requested variance to allow advanced grading of the site. Staff recommends approval of the requested variance to allow reduced driveway spacing along South Bowman Road. Staff recommends approval of the requested reduced landscape strip along Kanis Road and South Bowman Road. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. 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, F and H of the agenda staff report. Staff presented a positive recommendation for the applicant's requested to allow an increased cut/fill along the western perimeter of the site, the requested variance to allow advanced grading of the site, the requested variance to allow reduced driveway spacing along South Bowman Road and the requested reduced landscape strip along Kanis Road and South Bowman Road. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. y January 5, 2006 ITEM NO.: 8.2 FILE NO.: Z -5554-D NAME: Bowman Kanis Retail Center Long -form PCD LOCATION: On the Northwest corner of Kanis Road and South Bowman Road DEVELOPER: USA Drug c/o Collier Dickson Flake Partners 400 West Capitol, Suite 1200 Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 11.85 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, 0-3, C-3 FT. NEW STREET: 0 Single-family, Office and Commercial PCD Retail Shopping Center VARIANCESNVAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow an increased cut/fill. 2. A variance from Sections 30-43 and 31-210 to allow reduced driveway spacing, less than 300 -feet, along South Bowman Road. 3. A variance to allow advanced grading of Lot 1 with the development of Lot 2. 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 limited driveways onto Kanis Road. The eastern drive, located approximately 200 -feet January 5, 2006 SUBDIVISION TEM NO.: 8.2 FILE NO.: Z -6554-D 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 KanislBowman 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 on March 20, 2003, 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 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. Ordinance No. 19,124 revoked the PCD zoning classification restoring the previously held R-2, 0-3 and C-3 zoning classification. The revocation request was considered by the Little Rock Planning Commission at their May 6, 2004, public hearing and the Little Rock Board of Directors adopted the revocation ordinance at their June 15, 2004, public hearing. A. PROPOSAUREQUEST: The applicant is now proposing the rezoning of this 11.85 -acre tract currently zoned R-2, 0-3 and C-3 to PCD. A two -lot plat is also being proposed as a part of the development plan with proposed Lot 1 remaining zoned C-3, with conditions. (A modification to proposed Lot 1 is also being requested a separate item on this agenda (Z -6554-C)). The site is being proposed for future development with a retail shopping center containing 123,860 square feet. The proposed site plan indicates 617 parking spaces, a rear service drive and landscaped and buffer areas. The hours of operation are proposed from 5:00 am to 1:00 am seven days per week. The dumpster hours are proposed to be limited to 7:00 am to 6:00 pm daily. The maximum building height proposed is 35 -feet. Right-of-way dedications are indicated on the proposed site plan for both South Bowman and Kanis Roads. The applicant has indicated a dedication of right-of- way 45 -feet from centerline for each roadway per the Master Street Plan. 2 January5, 2006 SUBDIVISION ITEM NO.: 8.2 (Cont. FILE NO.: Z -6554-D The site plan includes a variance request related to the driveway spacing criteria. The applicant has indicated driveway spacing along South Bowman Road at less than the typical spacing required by Sections 30-43 and 31-210 of the Little Rock Code of Ordinances. A variance from the Land Alteration Ordinance to allow an increased cut slope along the western and northern perimeter of the site is also being proposed. The site plan includes a cut slope not to exceed 55 -feet in height, terraced with '/:1 slopes with ten (10) foot benches. Landscaping per ordinance requirements has been indicated on the proposed site plan for each of the indicated benches with a ten (10) foot undistributed buffer on the top bench. A variance to allow advanced grading of proposed Lot 1 is also being requested. The applicant has indicated the area will be restored per the Land Alteration Ordinance requirements. The applicant has indicated the advanced grading is necessary to balance the site. According to the applicant there is not a Bill of Assurance in effect for the site. B. EXISTING CONDITIONS: The site contains two single-family residences. 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 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 is vacant and currently zoned POD. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Gihralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3 January 5, 2006 SUBDIVISION ITEM NO.: 8.2 (Cont. FILE NO.: Z -6554-D 2. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. 4. On Bowman Road, 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. 5. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Insufficient spacing of less than 300 feet is proposed between driveways on Bowman Road as required by code. Location of northern driveway creates conflicting left turn movements with property to the east. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. The height of the proposed cut exceeds the 30 -foot cut/fill limit as required by the land alteration regulations. The proposed cut is shown to be 55 feet with four (4) terraces. Plantings are shown to be provided on flat portion of terraces. 8. 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) 379-1817 (Derrick Bergfield). 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. 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. 11. All driveways shall be concrete aprons and constructed per City Ordinance. 12. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. 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 4 January 5, 2006 SUBDIVISIO ITEM NO.: 8.2 [Cont. .: Z -6554-D 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. 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. Fire Department: Approved as submitted. County Planning: No comment_ CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECHNICAUDESIGN: 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 PCD for commercial shopping center. A land use plan amendment for a change to Community Shopping is a separate item on this agenda (LU05-18-03). Master Street Plan: Bowman and Kanis Roads are shown as Minor Arterials on the plan. Minor Arterials function to move vehicles and goods in and through the City. They are not intended to provide access to adjoining properties. Both of these roads are not built to standard and will require additional street improvements to meet the Master Street Plan design standards for Minor Arterials. Bicycle Plan: The Master Street Plan, Bike Plan, does not show any classified routes adjacent or close to the application area. Historic Districts: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The property under review is located in the Rock Neighborhood Plan area. The Infrastructure Goal calls for 5 January 5, 2006 SUBDIVISION ITEM NO.: 8.2 (Cont.) FILE NO.: Z -6554-D painted crosswalks at all Collector and Arterial intersections and street lamps along Kanis Road. The Development Goal calls for using Planned Zoning Districts for reclassifications to achieve neighborhood friendly developments. Also the Plan requests that Land Use Plan amendments should be rare and only with neighborhood input. An additional objective requests enhanced landscaping for Kanis Road with not only vehicular but also pedestrian and bicycle movement facilitated. The Plan requests that only Single Family, Suburban Office and Neighborhood Commercial development occur along Kanis Road. With enhanced design, a Community Shopping development could meet these goals. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed parking areas do not provide for the eight percent (19,123 square feet) interior landscaping required. The plan submitted is 4,072 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. Triangular interior green space could be redesigned for some credit towards this minimal requirement The street buffer requirement along Kanis Road is 38 feet in width, in no case less than 19 feet. The proposed plan does not reflect this minimal requirement. A controlled automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 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: (December 8, 2005) The applicant was present. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed building design, construction materials, any proposed fencing, signage and the proposed uses for the site. Staff also requested the applicant provide details of proposed landscaping treatment along Kanis Road. Public Works comments were addressed. Staff stated the roadways would require dedication and street construction to Master Street Plan standards. Staff also stated a radial dedication would be required at the intersection of the two abutting roadways. Staff noted the indicated driveway spacing along South C January 5, 2006 SUBDIVISION ITEM NO.: 8.2 Cont. FILE NO.: Z -6554-D Bowman Road was not adequate to meet minimum ordinance requirements. Staff stated they would support the variance request to allow the reduced driveway spacing. Staff stated a grading permit would be required prior to any land clearing. Staff stated the indicated cut fill exceeded the 30 -foot limit per the Land Alteration Ordinance. Staff stated based on the design of the terraces and benching of the proposed cuts they were supportive of the variance requests. Landscaping comments were addressed. Staff stated the proposed development would need to meet the minimum requirements of the City's landscape and buffer ordinances. Staff stated the indicated site plan did not allow adequate landscaping along the street sides. Staff stated the ordinance would typically require a 38 -foot average landscape strip with a minimum of 19 -feet along Kanis Road. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 December 8, 2005, Subdivision Committee meeting. The revised site plan indicates the site will be developed utilized C-3, General Commercial District uses. The site plan also indicates the buildings will have a maximum building height of 35 -feet and the fronts to be constructed with a brick veneer or brick and stucco or dryvit fronts with the rear of the buildings to be constructed of materials complimentary to the adjoining properties. The site plan also indicates signage consistent with signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area in three locations. The signage is being proposed at the driveway entrances to the development. Fencing is not being proposed with the development. The applicant has indicated an opaque screen will be placed in areas requiring screening per ordinance requirements. The site plan indicates the placement of a retaining wall along the western perimeter with a maximum height of 55 -feet. The wall will be placed with three fifteen -foot terraces and one ten -foot terrace. The site plan indicates the placement of landscaping on each of the terraces as required by the Land Alteration Ordinance. The request for the 55 -foot cut will require a variance from the Land Alteration Ordinance. The ordinance typically does not allow cuts in excess of thirty feet. Due to the elevation changes of the site the applicant has indicated the cut is necessary to develop the site as proposed. Staff is supportive of the request. In staffs opinion the increased cut will have minimal impact on the adjoining properties. 7 January 5, 2006 SUBDIVISION ITEM NO.: 8.2 (Cont.) FILE NO.: Z -6554-D The applicant is also requesting a variance from the Land Alteration Ordinance to allow advanced grading of proposed Lot 1 with the development of Lot 2. There are no current development plans for the "hard cornu" of South Bowman Road and Kanis Road but the developer has indicated the advanced grading is necessary to assist in balancing the site. Staff is supportive of this request. The site plan indicates driveways along South Bowman Road which do not meet the minimum ordinance requirements for driveway spacing. The drive is located approximately 290 feet and the ordinance typically requires a separation distance of 300 -feet. In staffs opinion this limited distance will not adversely impact traffic movement in the area. Staff is supportive of the indicated driveway spacing along South Bowman Road. The site plan includes the placement of a total of 123,590 square feet of retail space and 632 parking spaces. The zoning ordinance would typically require the placement of 459 parking spaces for a shopping center development. The indicated parking is more than adequate to meet the minimum parking required for a shopping center development. The site plan indicates interior landscape islands and pedestrian walkways with the development. The applicant has indicated interior islands will be provided to meet the minimum ordinance requirements per the Landscape Ordinance. The pedestrian tables will be provided to allow pedestrian circulation and connectivity through the parking lot to the retail shops. The site plan has been revised to allow for a minimum landscape strip along Kanis Road of 23 -feet with a maximum of 31 -feet. The landscaping strip along South Bowman Road has been indicated at a minimum of 16 -feet and a maximum of 17 -feet. The site plan does not provide the 38 -foot average as typically required by the zoning ordinance for street buffers along either roadway. The site plan includes the placement of a six-foot decorative masonry screen wall along Kanis Road near the western perimeter to screen the building from Kanis Road. Staff is supportive of the proposed site design landscaping and screening wall. The developers have provided a site design that orients the development to South Bowman Road and limits the feel of commercial activity along Kanis Road. Staff feels the orientation of the commercial activities to South Bowman Road and away from Kanis Road softens the impact on Kanis Road. The site plan indicates the days and hours of operation from 5:00 am to 1:00 am seven days per week. All site lighting will be low level and directional, directed inward away from the adjacent roadways and single-family homes. The dumpsters have been located behind the proposed building within the service court, and the dumpster hours of service will be limited to 7:00 am to 6:00 pm daily. F:3 January 5, 2006 SUBDIVISION ITEM NO.: 8.2 Cont. FILE NO.: Z -6554-D Staff is supportive of the applicant's request. The development is proposed as a commercial development containing a total of 123,590 square feet of retail space. The site plan indicates two tenant anchors with square footages of each tenant at 40,000 square feet. There is also a strip with 43,590 square feet which is to be utilized by individual shops. The request includes the allowance of C-3, General Commercial District uses as allowable uses for the site. In addition to the rezoning request there is a request to amend the City's Future Land Use Plan for the site to Community Shopping. Staff is supportive of the Land Use Plan amendment and feels the proposed request fits within the proposed Land Use designation. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development will compliment the area if developed as proposed by reducing the impact of commercial activities along Kanis Road with the provided screening and fronting the development to South Bowman Road. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the request to allow an increased cut/fill along the western perimeter of the site. Staff recommends approval of the requested variance to allow advanced grading of the site. Staff recommends approval of the requested variance to allow reduced driveway spacing along South Bowman Road. Staff recommends approval of the requested reduced landscape strip along Kanis Road and South Bowman Road. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. 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, F and H of the agenda staff report. Staff presented a positive recommendation for the applicant's requested to allow an increased cut/fill along the western perimeter of the site, the requested variance to allow advanced grading of the site, the requested variance to allow reduced driveway spacing along South Bowman D January 5, 2006 SUBDIVISION ITEM NO.: 8.2 Cont. FILE NO.: Z -6554-D Road and the requested reduced landscape strip along Kanis Road and South Bowman Road. There was no further discussion of the item. The chair entertained a motion to allow the item to be placed for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 10 ITEM NO.: 8.2. Z -6554-D NAME: Bowman Kanis Retail Center Long -form PCD LOCATION: on the Northwest corner of Kanis Road and South Bowman Road 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. 2. Provide details of the proposed building construction materials, facade treatment, screening of mechanical equipment, any proposed fencing along details of height, materials and location. 3. Provide details of the proposed dumpster locations along with a note concerning the required screening. 4. The site plan indicates a 14 -foot landscape strip along Kanis Road. In staffs opinion this area should be "beefed-up" to protect Kanis Road from the appearance of commercial activity. Provide details of the proposed landscape treatment along Kanis Road and proposed screening mechanisms. 5. Provide details of the proposed uses for the site. Will the development utilize C-3, General Commercial District uses? Indicate the proposed zoning classification of anticipated uses in the general notes section of the site plan. 6. Indicate locations of cross access easements on the proposed site plan. 7. Are any lots being proposed with the larger retail development? Is the development to be contained within two lots or will retailers be transferred property? 8. Provide details of any proposed building signage. Provide the locations of any proposed ground mounted signage along with a note concerning signage details including height/area and location. Variance/Waivers: A variance from the Land Alteration Ordinance to allow an increased cut/fill. Public Works Conditions: 1. Kanis Road and Bowman Road classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Bowman Road. 4. On Bowman Road, 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. 5. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Insufficient spacing of less than 300 feet is proposed between driveways on Bowman Road as required by code. Location of northern driveway creates conflicting left turn movements with property to the east. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. Height of proposed cut exceeds the 30 feet cut/fill limit as required by the land alteration regulations. The proposed cut is shown to be 55 feet with 4 terraces. Plantings are shown to be provided on flat portion of terraces. 8. 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) 379-1817 (Derrick Bergfield). 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. 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. 11.AlI driveways shall be concrete aprons and constructed per City Ordinance. 12. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Enerav: No comment received. 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 plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Fire Department: Approved as submitted County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a PCD for commercial shopping center. A land use plan amendment for a change to Community Shopping is a separate item on this agenda (LU05-18-03). Master Street Plan: Bowman and Kanis Roads are shown as Minor Arterials on the plan. Minor Arterials function to move vehicles and goods in and through the City. They are not intended to provide access to adjoining properties. Both of these roads are not built to standard and will require additional street improvements to meet the Master Street Plan design standards for Minor Arterials. Bicycle Plan: The Master Street Plan, Bike Plan, does not show any classified routes adjacent or close to the application area. Historic Districts: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The property under review is located in the Rock Neighborhood Plan area. The Infrastructure Goal calls for painted crosswalks at all Collector and Arterial intersections and street lamps along Kanis Road. The Development Goal calls for using Planned Zoning Districts for reclassifications to achieve neighborhood friendly developments. Also the Plan requests that Land Use Plan amendments should be rare and only with neighborhood input. An additional objective requests enhanced landscaping for Kanis Road with not only vehicular but also pedestrian and bicycle movement facilitated. The Plan requests that only Single Family, Suburban Office and Neighborhood Commercial development occur along Kanis Road. With enhanced design, a Community Shopping development could meet these goals. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed parking areas do not provide for the eight percent (19,123 square feet) interior landscaping required. The plan submitted is 4,072 square feet less than this requirement. A variance from this standard would require City Beautiful Commission approval. Triangular interior green space could be redesigned for some credit towards this minimal requirement The street buffer requirement along Kanis Road is 38 foot in width, in no case less than 19 foot. The proposed plan does not reflect this minimal requirement. A 49 foot land use buffer is required along the western property line next to the residentially zoned property. Seventy percent of this area is to remain undisturbed and the right-of-way of any utility easement shall not be used in computing the depth or area of land use buffer. Proposed plan reflects 10 foot. In addition to the Planning Commissions approval, a variance from this requirement will also require approval from City Beautiful Commission. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is also required along this western property line next to the residentially zoned property. A controlled automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 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 platlplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 14, 2005.