Loading...
HomeMy WebLinkAboutZ-6813-A Staff AnalysisMarch 20, 2003 ITEM NO.: 8 FILE NO.: Z -5813-A NAME: Stagecoach Commons Short -form PCD LOCATION: Located on Stagecoach Road '/ mile south of Baseline Road on the west side DEVELOPER: Resource Realty 2016 North Van Buren Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office and Mini -warehouse VARIANCESMMAIVERS REQUESTED: Plat Variance - Lot without public street frontage. March 20, 2003 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -6813-A BACKGROUND: The site was considered by the Planning Commission, for a rezoning from R-2 to MF -12 and OS (Open Space) at their March 2, 2000 Public Hearing. The property was proposed to be combined with a 10.2 acre tract zoned MF -12 located south of the site for a multi -family development. The request was approved by the Planning Commission and later denied by the Board of Directors. A. PROPOSAL/REQUEST: The applicant proposes to create a two (2) lot plat for the development of a general office building on Lot 1 and the construction of a mini -warehouse development and boat and R.V. storage on Lot 2. The development on Lot 1 is proposed as 5,040 square feet of office space to be used by 0-2 Zoning District users. Lot 2 will be served by a private access easement across Lot 1 (creating a lot without public street frontage) and will be developed as 28,625 square feet of mini -warehouse. In addition Lot 2 will contain 5,000 square feet of climate controlled storage and a 2,300 square foot office/manager's residence and a boat and R.V. storage area. The property has an overhead transmission line running east to west within a 100 -foot easement. There is also a gas main running parallel to the power line in a 50 -foot easement. The two easements overlap by some 25 -feet. The applicant has indicated the two (2) easements limit the developmental ability of the property. B. EXISTING CONDITIONS: As indicated the site contains a overhead transmission line running east to west in a 100 -foot easement and a gas main running parallel to the power line in a 50 -foot easement. The remainder of the site is wooded. There is a 10 acre MF -12 zoned site located to the south, recently reviewed and approved by the Commission, for a multi -family development. A Church sits on an MF -12 zoned piece of property to the east of the site and a commercial development (Stagecoach Village) on PCD zoned property is located to the north of the site. West of the site is a PD -R for Stagecoach Village, a single-family attached and detached development currently under construction. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site, all residents within 300 feet of the site and the Otter Creek Property Owners Association, the Crystal Valley Neighborhood Association and Southwest United for Progress were notified of 2 March 20, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6813-A the Public Hearing. As of this writing Staff has received several informational phone calls concerning the proposed development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 4. Re -design driveway to provide an apron and approach perpendicular to centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter. : No comment received. Center -Point Energy- There are concerns with the proposed development and the National Electrical Safety Code Requirements. Contact Lee Willingham at 490-4749 for additional details. SBC: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to Lot 2. An additional easement outside of the existing electric and gas easements will be required for this water main extension. The Little Rock Fire Department needs to evaluate this site for accessibility and to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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 details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. '4j March 20, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6813-A County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUESITEC H N I CALIDES I GN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a mini -storage warehouse. The request does not require a change to the Land Use Plan. Ci!y Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek 1 Crystal Valley Neighborhood Action Plan. Action statements under the Office and Commercial Development goal recommend aggressive use of Planned Zoning Districts to insure compatibility between developments, limiting the non-residential development on Stagecoach Road between Otter Creek and Baseline Roads to uses serving the neighborhood, and discourage the construction of large warehouse type facilities on Stagecoach Road between Otter Creek and Baseline Roads. Landscape: The plan submitted does not allow for the eight percent (839 square feet) of landscaping required within the interior of the proposed parking area and associated driveway. Interior landscape islands must be at least 7 'h feet in width and 150 square feet in area to count toward fulfilling landscape ordinance requirements. Additionally, it is recommended that additional grass area(s) be provided within the loading and unloading area to help decrease the sea of asphalt proposed. The proposed land use buffer along the western perimeter has large utility easements running through it. This will require a variance by the Planning Commission. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and western perimeters adjacent to residential properties. Existing trees are required to be preserved within 70 percent of the land use buffer areas. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 2 March 20, 2003 SUBDIVISION ky,► • ILE NO.: Z -6813-A Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Joe White of White-Daters and Associates was present representing the applicant. Staff presented an overview of the proposed development stating the applicant was also requesting the development of a two (2) lot plat. Staff stated Lot 2 of the plat would require a variance to allow a lot without public street frontage. Staff requested Mr. White provide additional information concerning the hours of operation of the proposed development and questioned if the mini -warehouse development would be allowed 24-hour access. Staff also requested information concerning the building heights and if the R.V. storage area would be a covered storage area. Staff. requested additional information concerning signage. Staff stated the proposed sign area should be included on the proposed site plan along with the intentions for signage for Lot 2. Staff requested the proposed site plan indicate all paved areas and areas designated as landscaped areas. Public Works comments were addressed. Staff stated a dedication of right-of- way would be required along Stagecoach Road. Staff also stated the applicant would be required to install a sidewalk along the street frontage. Staff questioned detention and the proposed location of the detention basin. Mr. White indicated the area shown as 1landscaping on Lot 1 could be utilized as a dry pond. Staff stated drainage in the area was a concern and the applicant would be required to demonstrate sufficient detention capacity. Landscaping comments were addressed. Staff stated the landscaping on Lot 1 was not sufficient to meet the ordinance requirement. Staff stated parking lot landscaping on Lot 2 would need to be 150 square feet in area. Staff stated prior to the issuance of a building permit the applicant would be required to submit plans stamped with the seal of a register landscape architect. There being no additional items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated a maximum building height of fifteen (15) feet for the mini -warehouse buildings and thirty-five (35) feet for the office/managers residence. The applicant has also indicated the maximum driveway width of 36 -feet as requested 5 March 20, 2003 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -6813-A by Public Works and realigned the driveway to intersect perpendicular with the centerline of the roadway. The revised site plan indicates on-site detention and additional landscaped areas to break the "sea of asphalt". The on-site detention is proposed as a "dry pond" and is located adjacent to the right-of-way along Stagecoach Road on the northern boundary of Lot 1. The site plan indicates two (2) additional landscaped areas within the parking area of Lot 2 and indicates a landscaped island around the power poles and guy wires within the RV and boat parking area. The applicant proposes the placement of twenty-two (22) vehicle parking spaces on Lot 1 and six (6) vehicle parking spaces on Lot 2. The typical minimum parking requirement for a development of this type would be one space per four hundred square feet for office development and five spaces plus one space per 2000 square feet of gross floor area for warehouse development or twelve spaces for Lot 1 and 26 spaces for Lot 2. Although there is sufficient parking for Lot 1 the proposed parking for Lot 2 is not adequate to meet the typical minimum parking demand by twenty spaces. The applicant has indicated a single development sign located on Lot 1. The area has not been delineated but Staff would recommend the signage not exceed signage allowed in office zones or not to exceed six feet in height and sixty-four square feet in area. The applicant has indicated there will be an eight -foot black chain link fence along the boundaries of Lot 2. The applicant has also indicated slats will be used for screening along the rear of Lot 2. The use of plastic or metal slats woven into to chain-link fence is prohibited by the Ordinance [Section 36-516(f)(1)]. The applicant has indicated the days and hours of operation for the office uses to be 7:00 am to 9:00 pm seven days per week. The applicant has also indicated the mini -warehouse will be 24-hour access. Staff is not comfortable with this arrangement. The applicant has indicated on an -site manager, who would monitor the activities of the site; there are still concerns of safety and noise issues related to 24-hour access. The area immediately north of the site is currently under development as attached single-family subdivision and a multi- family development located immediately south of the site was recently approved. In addition, the area is relatively flat and there are numerous homes located west of the proposed development, which could be impacted by the noise of the proposed development. When a unit is accessed late in the evening or in the early morning hours, the slamming of doors could be a disruption to nearby residents. The proposed western perimeter is indicated as two hundred seventy-two (272.87) feet and the required land use buffer along the perimeter includes one C March 20, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6813-A hundred twenty-five (125) feet of utility easements running through it. The applicant cannot meet the land use buffering requirements of the Ordinance and is requesting a reduced buffer in this area [Section 36-521(f)]. Staff is not supportive of this request since the proposed development abuts single-family zoned property. The northern boundary also requires screening which has not been indicated on the proposed site plan. Staff received a comment from Entergy, which stated concerns of the proposed development under the 115kV transmission line. Energy has stated their concerns are with the close proximity of people and their property to the transmission line. Energy has indicated long-term storage of large items such as boats and rv's could be subject to induced voltages. Additionally, the gated security fence causes some concern since the overhead conductors of the transmission line are always energized and not insulated from contact or near contact. Prior to approval by Entergy a detailed engineering study addressing the National Electrical Safety Code and other applicable codes will be required. Staff is not supportive of the proposed development. Although this is a planned development request and the typical minimum ordinance requirements do not wholly apply staff feels the development should meet the spirit of the ordinance. As indicated above there are numerous issues related to the site, which do not allow the site to develop in an aesthetically pleasing or unique manner. The applicant has indicated with the easement constraints, the site would be most conducive to development with an office/mini-warehouse development. Staff feels the site could develop as a pure office development. Staff feels it is important when reviewing a site that is developmentally challenged to review the site with the same standard for development as all other sites. The applicant has eighty feet of developable space south of the power line easement and could place the parking within the easement allowing for sufficient developable land. In addition, if the area were a quiet office development, the lack of the land use buffer to the north and west would not be as great an issue as with the placement of mini -warehouse. STAFF RECOMMENDATION: Staff recommends denial of the proposed requested rezoning application as filed. PLANNING COMMISSION ACTION: (MARCH 20, 2003) Mr. Joe White was present representing the application. There was one objector present. Staff stated the applicant had requested the item be deferred to the May 1, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. 7 March 20, 2003 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -6813-A Staff stated the deferral would take a waiver of the By-laws. Staff stated the request was not made in accordance with by the By-laws with regard to the timing of the request. A motion was made to waive the By-laws with regard to the request for a deferral. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 March 20, 2003 ITEM NO.: 8 _ FILE NO.: Z-681 NAME: Stagecoach Commons Short -form PCD LOCATION: Located on Stagecoach Road '/ mile south of Baseline Road on the west side DEVELOPER: Resource Realty 2016 North Van Buren Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office and Mini -warehouse VARIANCES/WAIVERS REQUESTED: Plat Variance - Lot without public street frontage. March 20, 2003 SUBDIVISION ITEM NO.: 8(Cont.) FILE NO.: Z -6813-A BACKGROUND: The site was considered by the Planning Commission, for a rezoning from R-2 to MF -12 and OS (Open Space) at their March 2, 2000 Public Hearing. The property was proposed to be combined with a 10.2 acre tract zoned MF -12 located south of the site for a multi -family development. The request was approved by the Planning Commission and later denied by the Board of Directors. A. PROPOSAUREQUEST: The applicant proposes to create a two (2) lot plat for the development of a general office building on Lot 1 and the construction of a mini -warehouse development and boat and R.V. storage on Lot 2. The development on Lot 1 is proposed as 5,040 square feet of office space to be used by 0-2 Zoning District users. Lot 2 will be served by a private access easement across Lot 1 (creating a lot without public street frontage) and will be developed as 28,625 square feet of mini -warehouse. In addition Lot 2 will contain 5,000 square feet of climate controlled storage and a 2,300 square foot office/manager's residence and a boat and R.V. storage area. The property has an overhead transmission line running east to west within a 100 -foot easement. There is also a gas main running parallel to the power line in a 50 -foot easement. The two easements overlap by some 25 -feet. The applicant has indicated the two (2) easements limit the developmental ability of the property. B. EXISTING CONDITIONS: N As indicated the site contains a overhead transmission line running east to west in a 100 -foot easement and a gas main running parallel to the power line in a 50 -foot easement. The remainder of the site is wooded. There is a 10 acre MF -12 zoned site located to the south, recently reviewed and approved by the Commission, for a multi -family development. A Church sits on an MF -12 zoned piece of property to the east of the site and a commercial development (Stagecoach Village) on PCD zoned property is located to the north of the site. West of the site is a PD -R for Stagecoach Village, a single-family attached and detached development currently under construction. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site, all residents within 300 feet of the site and the Otter Creek Property Owners Association, the Crystal Valley Neighborhood Association and Southwest United for Progress were notified of 2 March 20, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6813-A the Public Hearing. As of this writing Staff has received several informational phone calls concerning the proposed development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 4. Re -design driveway to provide an apron and approach perpendicular to centerline. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: There are concerns with the proposed development and the National Electrical Safety Code Requirements. Contact Lee Willingham at 490-4749 for additional details. SBC: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to Lot 2. An additional easement outside of the existing electric and gas easements will be required for this water main extension. The Little Rock Fire Department needs to evaluate this site for accessibility and to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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 details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. 3 March 20, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6813-A County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a mini -storage warehouse. 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 Otter Creek / Crystal Valley Neighborhood Action Plan. Action statements under the Office and Commercial Development goal recommend aggressive use of Planned Zoning Districts to insure compatibility between developments, limiting the non-residential development on Stagecoach Road between Otter Creek and Baseline Roads to uses serving the neighborhood, and discourage the construction of large warehouse type facilities on Stagecoach Road between Otter Creek and Baseline Roads. Landscape: The plan submitted does not allow for the eight percent (839 square feet) of landscaping required within the interior of the proposed parking area and associated driveway. Interior landscape islands must be at least 7 1/2 feet in width and 150 square feet in area to count toward fulfilling landscape ordinance requirements. Additionally, it is recommended that additional grass area(s) be provided within the loading and unloading area to help decrease the sea of asphalt proposed. The proposed land use buffer along the western perimeter has large utility easements running through it. This will require a variance by the Planning Commission. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and western perimeters adjacent to residential properties. Existing trees are required to be preserved within 70 percent of the land use buffer areas. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. rl March 20, 2003 SUBDIVISION ITEM NO.: S Cont. FILE NO.: Z -6813-A Building Codes: No comment received, G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Joe White of White-Daters and Associates was present representing the applicant. Staff presented an overview of the proposed development stating the applicant was also requesting the development of a two (2) lot plat. Staff stated Lot 2 of the plat would require a variance to allow a lot without public street frontage. Staff requested Mr. White provide additional information concerning the hours of operation of the proposed development and questioned if the mini -warehouse development would be allowed 24-hour access. Staff also requested information concerning the building heights and if the R.V. storage area would be a covered storage area. Staff requested additional information concerning signage. Staff stated the proposed sign area should be included on the proposed site plan along with the intentions for signage for Lot 2. Staff requested the proposed site plan indicate all paved areas and areas designated as landscaped areas. Public Works comments were addressed. Staff stated a dedication of right-of- way would be required along Stagecoach Road. Staff also stated the applicant would be required to install a sidewalk along the street frontage. Staff questioned detention and the proposed location of the detention basin. Mr. White indicated the area shown as landscaping on Lot 1 could be utilized as a dry pond. Staff stated drainage in the area was a concern and the applicant would be required to demonstrate sufficient detention capacity. Landscaping comments were addressed. Staff stated the landscaping on Lot 1 was not sufficient to meet the ordinance requirement. Staff stated parking lot landscaping on Lot 2 would need to be 150 square feet in area. Staff stated prior to the issuance of a building permit the applicant would be required to submit plans stamped with the seal of a register landscape architect. There being no additional items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated a maximum building height of fifteen (15) feet for the mini -warehouse buildings and thirty-five (35) feet for the office/managers residence. The applicant has also indicated the maximum driveway width of 36 -feet as requested 5 March 20, 2003 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -6813-A by Public Works and realigned the driveway to intersect perpendicular with the centerline of the roadway. The revised site plan indicates on-site detention and additional landscaped areas to break the "sea of asphalt". The on-site detention is proposed as a "dry pond" and is located adjacent to the right-of-way along Stagecoach Road on the northern boundary of Lot 1. The site plan indicates two (2) additional landscaped areas within the parking area of Lot 2 and indicates a landscaped island around the power poles and guy wires within the RV and boat parking area. The applicant proposes the placement of twenty-two (22) vehicle parking spaces on Lot 1 and six (6) vehicle parking spaces on Lot 2. The typical minimum parking requirement for a development of this type would be one space per four hundred square feet for office development and five spaces plus one space per 2000 square feet of gross floor area for warehouse development or twelve spaces for Lot 1 and 26 spaces for Lot 2. Although there is sufficient parking for Lot 1 the proposed parking for Lot 2 is not adequate to meet the typical minimum parking demand by twenty spaces. The applicant has indicated a single development sign located on Lot 1. The area has not been delineated but Staff would recommend the signage not exceed signage allowed in office zones or not to exceed six feet in height and sixty-four square feet in area. The applicant has indicated there will be an eight -foot black chain link fence along the boundaries of Lot 2. The applicant has also indicated slats will be used for screening along the rear of Lot 2. The use of plastic or metal slats woven into to chain-link fence is prohibited by the Ordinance [Section 36-516(f)(1)]. The applicant has indicated the days and hours of operation for the office uses to be 7:00 am to 9:00 pm seven days per week. The applicant has also indicated the mini -warehouse will be 24-hour access. Staff is not comfortable with this arrangement. The applicant has indicated on an -site manager, who would monitor the activities of the site; there are still concerns of safety and noise issues related to 24-hour access. The area immediately north of the site is currently under development as attached single-family subdivision and a multi- family development located immediately south of the site was recently approved. In addition, the area is relatively flat and there are numerous homes located west of the proposed development, which could be impacted by the noise of the proposed development. When a unit is accessed late in the evening or in the early morning hours, the slamming of doors could be a disruption to nearby residents. The proposed western perimeter is indicated as two hundred seventy-two (272.87) feet and the required land use buffer along the perimeter includes one N March 20, 2003 SUBDIVISION ITEM NO.: $ Cont. FILE NO.: Z -5813-A hundred twenty-five (125) feet of utility easements running through it. The applicant cannot meet the land use buffering requirements of the Ordinance and is requesting a reduced buffer in this area [Section 36-521(f)]. Staff is not supportive of this request since the proposed development abuts single-family zoned property. The northern boundary also requires screening which has not been indicated on the proposed site plan. Staff received a comment from Entergy, which stated concerns of the proposed development under the 115kV transmission line. Energy has stated their concerns are with the close proximity of people and their property to the transmission line. Energy has indicated long-term storage of large items such as boats and rv's could be subject to induced voltages. Additionally, the gated security fence causes some concern since the overhead conductors of the transmission line are always energized and not insulated from contact or near contact. Prior to approval by Entergy a detailed engineering study addressing the National Electrical Safety Code and other applicable codes will be required. Staff is not supportive of the proposed development. Although this is a planned development request and the typical minimum ordinance requirements do not wholly apply staff feels the development should meet the spirit of the ordinance. As indicated above there are numerous issues related to the site, which do not allow the site to develop in an aesthetically pleasing or unique manner. The applicant has indicated with the easement constraints, the site would be most conducive to development with an office/mini-warehouse development. Staff feels the site could develop as a pure office development. Staff feels it is important when reviewing a site that is developmentally challenged to review the site with the same standard for development as all other sites. The applicant has eighty feet of developable space south of the power line easement and could place the parking within the easement allowing for sufficient developable land. In addition, if the area were a quiet office development, the lack of the land use buffer to the north and west would not be as great an issue as with the placement of mini -warehouse. STAFF RECOMMENDATION: Staff recommends denial of the proposed requested rezoning application as filed. 7 Subdivision Committee Comments February 27, 2003 ITEM NO.: 8 FILE NO.: Z -6813-A NAME: Stagecoach Commons Short -form PCD LOCATION: Located on Stagecoach Road Y2 mile south of Baseline Road on the west side Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the proposed fencing materials. 3. Provide the days and hours of operation for both the mini -storage and the office building. Will the mini -storage have 24-hour access to the site? 4. Will there be an on-site manager? 5. Indicate the maximum building height of the office/residence (will the structure be two story). 6. Provide a list of uses for the office use located on Lot 1. 7. Provide the proposed building heights, roof materials and building materials for the mini -storage. 8. Provide the location of all overhead utility poles on the site plan. 9. Will the boat and RV storage be covered? If so indicated the maximum building height. 10. Indicate any signage on the proposed site plan. Will the proposed sign for Lot 2 be located off-site on Lot 1 ? 11. Indicate on the site plan the paved areas for Lot 2. 12. Provide the means of garbage collection. Will there be an on-site dumpster? If so indicate the location along with the required screening Variance/Waivers: (Plat Variance) 1. Lot without public street frontage. Public Works: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 4. Re -design driveway to provide an apron and approach perpendicular to centerline. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: There are concerns with the proposed development and the National Electrical Safety Code Requirements. Review the attached documentation and contact Lee Willingham at 490-4749 for additional details. SBC: No comment received Central Arkansas Water: A water main extension will be required to provide water service to Lot 2. An additional easement outside of the existing electric and gas easements will be required for this water main extension. The Little Rock Fire Department needs to evaluate this site for accessibility and to determine whether additional public and/or private fire' hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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 details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning_ Division_ This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a mini -storage warehouse. The request does not require a change to the Land Use Plan. Landscape: The plan submitted does not allow for the eight percent (839 square feet) of landscaping required within the interior of the proposed parking area and associated driveway. Interior landscape islands must be at least 7 Y2 feet in width and 150 square feet in area to count toward fulfilling landscape ordinance requirements. Additionally, it is recommended that additional grass area(s) be provided within the loading and unloading area to help decrease the sea of asphalt proposed. The proposed land use buffer along the western perimeter has large utility easements running through it. This will require a variance by the Planning Commission. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and western perimeters adjacent to residential properties. Existing trees are required to be preserved within 70 percent of the land use buffer areas. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, March 5, 2003. CaOX ,�,,�.,� r L FILE NO.: Z-6813 NAME: Stagecoach Commons Short -form PCD LOCATION: Located on Stagecoach Road '/ mile south of Baseline Road on the west side DEVELOPER: Resource Realty 2016 North Van Buren Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office and Mini -warehouse VARIANCES/WAIVERS REQUESTED frontage. BACKGROUND: Plat Variance - Lot without public street The site was considered by the Planning Commission, for a rezoning from R-2 to MF -12 and OS (Open Space) at their March 2, 2000 Public Hearing. The property was FILE NO.: Z -6813-A (Cont. proposed to be combined with a 10.2 acre tract zoned MF -12 located south of the site for a multi -family development. The request was approved by the Planning Commission and later denied by the Board of Directors. A. PROPOSAUREQUEST: The applicant proposes to create a two (2) lot plat for the development of a general office building on Lot 1 and the construction of a mini -warehouse development and boat and R.V. storage on Lot 2. The development on Lot 1 is proposed as 5,040 square feet of office space to be used by 0-2 Zoning District users. Lot 2 will be served by a private access easement across Lot 1 (creating a lot without public street frontage) and will be developed as 28,625 square feet of mini -warehouse. In addition Lot 2 will contain 5,000 square feet of climate controlled storage and a 2,300 square foot office/manager's residence and a boat and R.V. storage area. The property has an overhead transmission line running east to west within a 100 -foot easement. There is also a gas main running parallel to the power line in a 50 -foot easement. The two easements overlap by some 25 -feet. The applicant has indicated the two (2) easements limit the developmental ability of the property. B. EXISTING CONDITIONS: As indicated the site contains a overhead transmission line running east to west in a 100 -foot easement and a gas main running parallel to the power line in a 50 -foot easement. The remainder of the site is wooded. There is a 10 acre MF -12 zoned site located to the south, recently reviewed and approved by the Commission, for a multi -family development. A Church sits on an MF -12 zoned piece of property to the east of the site and a commercial development (Stagecoach Village) on PCD zoned property is located to the north of the site. West of the site is a PD -R for Stagecoach Village, a single-family attached and detached development currently under construction. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site, all residents within 300 feet of the site and the Otter Creek Property Owners Association, the Crystal Valley Neighborhood Association and Southwest United for Progress were notified of the Public Hearing. As of this writing Staff has received several informational phone calls concerning the proposed development. 1j FILE NO.: Z -6813-A (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 4. Re -design driveway to provide an apron and approach perpendicular to centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Eneray: There are concerns with the proposed development and the National Electrical Safety Code Requirements. Contact Lee Willingham at 490-4749 for additional details. SBC: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to Lot 2. An additional easement outside of the existing electric and gas easements will be required for this water main extension. The Little Rock Fire Department needs to evaluate this site for accessibility and to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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 details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. 3 FILE NO.: Z -6813-A Cont. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a mini -storage warehouse. 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 Otter Creek / Crystal Valley Neighborhood Action Plan. Action statements under the Office and Commercial Development goal recommend aggressive use of Planned Zoning Districts to insure compatibility between developments, limiting the non-residential development on Stagecoach Road between Otter Creek and Baseline Roads to uses serving the neighborhood, and discourage the construction of large warehouse type facilities on Stagecoach Road between Otter Creek and Baseline Roads. Landscape: The plan submitted does not allow for the eight percent (839 square feet) of landscaping required within the interior of the proposed parking area and associated driveway. Interior landscape islands must be at least 7 1/2 feet in width and 150 square feet in area to count toward fulfilling landscape ordinance requirements. Additionally, it is recommended that additional grass area(s) be provided within the loading and unloading area to help decrease the sea of asphalt proposed. The proposed land use buffer along the western perimeter has large utility easements running through it. This will require a variance by the Planning Commission. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and western perimeters adjacent to residential properties. Existing trees are required to be preserved within 70 percent of the land use buffer areas. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Joe White of White-Daters and Associates was present representing the applicant. Staff presented an overview of the proposed development stating the 12 FILE Na.: Z -6813-A (Cont. applicant was also requesting the development of a two (2) lot plat. Staff stated Lot 2 of the plat would require a variance to allow a lot without public street frontage. Staff requested Mr.. White provide additional information concerning the hours of operation of the proposed development and questioned if the mini -warehouse development would be allowed 24-hour access. Staff also requested information concerning the building heights and if the R.V. storage area would be a covered storage area. Staff requested additional information concerning signage. Staff stated the proposed sign area should be included on the proposed site plan along with the intentions for signage for Lot 2. Staff requested the proposed site plan indicate all paved areas and areas designated as landscaped areas. Public Works comments were addressed. Staff stated a dedication of right-of- way would be required along Stagecoach Road. Staff also stated the applicant would be required to install a sidewalk along the street frontage. Staff questioned detention and the proposed location of the detention basin. Mr. White indicated the area shown as landscaping on Lot 1 could be utilized as a dry pond. Staff stated drainage in the area was a concern and the applicant would be required to demonstrate sufficient detention capacity. Landscaping comments were addressed. Staff stated the landscaping on Lot 1 was not sufficient to meet the ordinance requirement. Staff stated parking lot landscaping on Lot 2 would need to be, 150 square feet in area. Staff stated prior to the issuance of a building permit the applicant would be required to submit plans stamped with the seal of a register landscape architect. There being no additional items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated a maximum building height of fifteen (15) feet for the mini -warehouse buildings and thirty-five (35) feet for the office/managers residence. The applicant has also indicated the maximum driveway width of 36 -feet as requested by Public Works and realigned the driveway to intersect perpendicular with the centerline of the roadway. The revised site plan indicates on-site detention and additional landscaped areas to break the "sea of asphalt". The on-site detention is proposed as a "dry pond" and is located adjacent to the right-of-way along Stagecoach Road on the northern boundary of Lot 1. The site plan indicates two (2) additional landscaped areas within the parking area of Lot 2 and indicates a landscaped island around the power poles and guy wires within the RV and boat parking area. 5 FILE NO.: Z-6813 =A(Cont. The applicant proposes the placement of twenty-two (22) vehicle parking spaces on Lot 1 and six (6) vehicle parking spaces on Lot 2. The typical minimum parking requirement for a development of this type would be one space per four hundred square feet for office development and five spaces plus one space per 2000 square feet of gross floor area for warehouse development or twelve spaces for Lot 1 and 26 spaces for Lot 2. Although there is sufficient parking for Lot 1 the proposed parking for Lot 2 is not adequate to meet the typical minimum parking demand by twenty spaces. The applicant has indicated a single development sign located on Lot 1. The area has not been delineated but Staff would recommend the signage not exceed signage allowed in office zones or not to exceed six feet in height and sixty-four square feet in area. The applicant has indicated there will be an eight -foot black chain link fence along the boundaries of Lot 2. The applicant has also indicated slats will be used for screening along the rear of Lot 2. The use of plastic or metal slats woven into to chain-link fence is prohibited by the Ordinance [Section 36-516(f)(1)]. The applicant has indicated the days and hours of operation for the office uses to be 7:00 am to 9:00 pm seven days per week. The applicant has also indicated the mini -warehouse will be 24-hour access. Staff is not comfortable with this arrangement. The applicant has indicated on an -site manager, who would monitor the activities of the site; there are still concerns of safety and noise issues related to 24-hour access. The area immediately north of the site is currently under development as attached single-family subdivision and a multi- family development located immediately south of the site was recently approved. In addition, the area is relatively flat and there are numerous homes located west of the proposed development, which could be impacted by the noise of the proposed development. When a unit is accessed late in the evening or in the early morning hours, the slamming of doors could be a disruption to nearby residents. The proposed western perimeter is indicated as two hundred seventy-two (272.87) feet and the required land use buffer along the perimeter includes one hundred twenty-five (125) feet of utility easements running through it. The applicant cannot meet the land use buffering requirements of the Ordinance and is requesting a reduced buffer in this area [Section 36-521(f)]. Staff is not supportive of this request since the proposed development abuts single-family zoned property. The northern boundary also requires screening which has not been indicated on the proposed site plan. Staff received a comment from Entergy, which stated concerns of the proposed development under the 115kV transmission line. Energy has stated their concerns are with the close proximity of people and their property to the transmission line. Energy has indicated long-term storage of large items such as boats and rv's could be subject to induced voltages. Additionally, the gated 0 FILE NO.: Z -6813-A Cont. security fence causes some concern since the overhead conductors of the transmission line are always energized and not insulated from contact or near contact. Prior to approval by Entergy a detailed engineering study addressing the National Electrical Safety Code and other applicable codes will be required. Staff is not supportive of the proposed development. Although this is a planned development request and the typical minimum ordinance requirements do not wholly apply staff feels the development should meet the spirit of the ordinance. As indicated above there are numerous issues related to the site, which do not allow the site to develop in an aesthetically pleasing or unique manner. The applicant has indicated with the easement constraints, the site would be most conducive to development with an office/mini-warehouse development. Staff feels the site could develop as a pure office development. Staff feels it is important when reviewing a site that is developmentally challenged to review the site with the same standard for development as all other sites. The applicant has eighty feet of developable space south of the power line easement and could place the parking within the easement allowing for sufficient developable land. In addition, if the area were a quiet office development, the lack of the land use buffer to the north and west would not be as great an issue as with the placement of mini -warehouse. STAFF RECOMMENDATION: Staff recommends denial of the proposed requested rezoning application as filed. PLANNING COMMISSION ACTION: (MARCH 20, 2003) Mr. Joe White was present representing the application. There was one objector present. Staff stated the applicant had requested the item be deferred to the May 1, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. Staff stated the deferral would take a waiver of the By-laws. Staff stated the request was not made in accordance with by the By-laws with regard to the timing of the request. A motion was made to waive the By-laws with regard to the request for a deferral. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 FILE NO.: Z -6813-A Cont. STAFF UPDATE: The applicant submitted a revised plan to Staff addressing issues raised as a part of the previous proposal. The applicant has located the RV parking to the south of the buffer allowing more green space in the area. The applicant has also indicated a six-foot wooden fence around the development to screen the adjoining properties. The applicant has increased the buffer to the south allowing for more green space in this area to buffer the multi -family zoned property not yet developed. The length of the mini -warehouse building has been reduced to allow for additional green areas to the west of the site as well. The mini -storage building will be double loading with access from the north and south of the building. This should have minimal adverse impact on the surrounding area due to the increased buffer areas. The applicant will allow the rear of the front building to act as the screening lathe eastern climate control building and the office building) along Stagecoach Road. The building will be constructed of split -face block with non -reflective roof materials similar in architecture for the entirety of the buildings. This will act as a wall to further screen the storage areas from the roadway to passing motorist. The site is a difficult site to develop. Staff had previously stated the site should be developed as an office development to limit the negative impacts on the surrounding area. Staff now questions the viability of an entirely office development in this area. The site is shown as Mixed on the Future Land Use Plan and a development of this type is an allowable use under this Land Use classification. Staff is supportive of the proposed development as revised. The development has taken into account buffers and screening for the immediate area and increased the green areas within the development. The use of the power line easement for long-term parking of RV's and Boats is still a concern but the electric utility has outlined parameters to allow this activity to occur. To Staffs knowledge, there are no outstanding issues associated with the proposed request. If the development is developed in the manner presented, Staff feels the development would result in a quality development with minimal negative impacts on adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the proposed requested rezoning application as filed to allow the site to develop as a Planned Commercial Development. Staff recommends approval of the requested variance to allow Lot 2 to develop as a lot without public street frontage. FILE NO.: Z -6813-A Cont. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the proposed requested rezoning application, as filed, to allow the site to develop as a Planned Commercial Development 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 requested variance to the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 May 1, 2003 ITEM NO.: C FILE NO.: Z-681 NAME: Stagecoach Commons Short -form PCD LOCATION: Located on Stagecoach Road Y2 mile south of Baseline Road on the west side DEVELOPER - Resource Realty 2016 North Van Buren Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office and Mini -warehouse VARIAN CESIWAIVERS REQUESTED: Plat Variance - Lot without public street frontage. May 1, 2003 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -6813-A BACKGROUND: The site was considered by the Planning Commission, for a rezoning from R-2 to MF -12 and OS (Open Space) at their March 2, 2000 Public Hearing. The property was proposed to be combined with a 10.2 acre tract zoned MF -12 located south of the site for a multi -family development. The request was approved by the Planning Commission and later denied by the Board of Directors. A. PROPOSAL/REQUEST: The applicant proposes to create a two (2) lot plat for the development of a general office building on Lot 1 and the construction of a mini -warehouse development and boat and R.V. storage on Lot 2. The development on Lot 1 is proposed as 5,040 square feet of office space to be used by 0-2 Zoning District users. Lot 2 will be served by a private access easement across Lot 1 (creating a lot without public street frontage) and will be developed as 28,625 square feet of mini -warehouse. In addition Lot 2 will contain 5,000 square feet of climate controlled storage and a 2,300 square foot office/manager's residence and a boat and R.V. storage area. The property has an overhead transmission line running east to west within a 100 -foot easement. There is also a gas main running parallel to the power line in a 50 -foot easement. The two easements overlap by some 25 -feet. The applicant has indicated the two (2) easements limit the developmental ability of the property. B. EXISTING CONDITIONS: C As indicated the site contains a overhead transmission line running east to west in a 100 -foot easement and a gas main running parallel to the power line in a 50 -foot easement. The remainder of the site is wooded. There is a 10 acre MF -12 zoned site located to the south, recently reviewed and approved by the Commission, for a multi -family development. A Church sits on an MF -12 zoned piece of property to the east of the site and a commercial development (Stagecoach Village) on PCD zoned property is located to the north of the site. West of the site is a PD -R for Stagecoach Village, a single-family attached and detached development currently under construction. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site, all residents within 300 feet of the site and the Otter Creek Property Owners Association, the Crystal Valley Neighborhood Association and Southwest United for Progress were notified of 7 May 1, 2003 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z -6813-A the Public Hearing. As of this writing Staff has received several informational phone calls concerning the proposed development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 4. Re -design driveway to provide an apron and approach perpendicular to centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: There are concerns with the proposed development and the National Electrical Safety Code Requirements. Contact Lee Willingham at 490-4749 for additional details. SBC: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to Lot 2. An additional easement outside of the existing electric and gas easements will be required for this water main extension. The Little Rock Fire Department needs to evaluate this site for accessibility and to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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 details. 3 May 1, 2003 SUBDIVISION ITEM NO.: C Cant.} FILE NO.: Z -6813-A Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a mini -storage warehouse. The request does not require a change to the Land Use Plan. Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. Action statements under the Office and Commercial Development goal recommend aggressive use of Planned Zoning Districts to insure compatibility between developments, limiting the non-residential development on Stagecoach Road between Otter Creek and Baseline Roads to uses serving the neighborhood, and discourage the construction of large warehouse type facilities on Stagecoach Road between Otter Creek and Baseline Roads. Landscape: The plan submitted does not allow for the eight percent (839 square feet) of landscaping required within the interior of the proposed parking area and associated driveway. Interior landscape islands must be at least 7 '/2 feet in width and 150 square feet in area to count toward fulfilling landscape ordinance requirements. Additionally, it is recommended that additional grass area(s) be provided within the loading and unloading area to help decrease the sea of asphalt proposed. The proposed land use buffer along the western perimeter has large utility easements running through it. This will require a variance by the Planning Commission. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and western perimeters adjacent to residential properties. Existing trees are required to be preserved within 70 percent of the land use buffer areas. An irrigation system to water landscaped areas will be required. El May 1, 2003 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -6813-A Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Joe White of White-Daters and Associates was present representing the applicant. Staff presented an overview of the proposed development stating the applicant was also requesting the development of a two (2) lot plat. Staff stated Lot 2 of the plat would require a variance to allow a lot without public street frontage. Staff requested Mr. White provide additional information concerning the hours of operation of the proposed development and questioned if the mini -warehouse development would be allowed 24-hour access. Staff also requested information concerning the building heights and if the R.V. storage area would be a covered storage area. Staff requested additional information concerning signage. Staff stated the proposed sign area should be included on the proposed site plan along with the intentions for signage for Lot 2. Staff requested the proposed site plan indicate all paved areas and areas designated as landscaped areas. Public Works comments were addressed. Staff stated a dedication of right-of- way would be required along Stagecoach Road. Staff also stated the applicant would be required to install a sidewalk along the street frontage. Staff questioned detention and the proposed location of the detention basin. Mr. White indicated the area shown as landscaping on Lot 1 could be utilized as a dry pond. Staff stated drainage in the area was a concern and the applicant would be required to demonstrate sufficient detention capacity. Landscaping comments were addressed. Staff stated the landscaping on Lot 1 was not sufficient to meet the ordinance requirement. Staff stated parking lot landscaping on Lot 2 would need to be 150 square feet in area. Staff stated prior to the issuance of a building permit the applicant would be required to submit plans stamped with the seal of a register landscape architect. There being no additional items for discussion, the Committee then forwarded the item to the full Commission for final action. May 1, 2003 c1 IRnI111CInw ITEM NO.: C (Cont. H. ANALYSIS: FILE NO.: Z -6813-A The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated a maximum building height of fifteen (15) feet for the mini -warehouse buildings and thirty-five (35) feet for the office/managers residence. The applicant has also indicated the maximum driveway width of 36 -feet as requested by Public Works and realigned the driveway to intersect perpendicular with the centerline of the roadway. The revised site plan indicates on-site detention and additional landscaped areas to break the "sea of asphalt". The on-site detention is proposed as a "dry pond" and is located adjacent to the right-of-way along Stagecoach Road on the northern boundary of Lot 1. The site plan indicates two (2) additional landscaped areas within the parking area of Lot 2 and indicates a landscaped island around the power poles and guy wires within the RV and boat parking area. The applicant proposes the placement of twenty-two (22) vehicle parking spaces on Lot 1 and six (6) vehicle parking spaces on Lot 2. The typical minimum parking requirement for a development of this type would be one space per four hundred square feet for office development and five spaces plus one space per 2000 square feet of gross floor area for warehouse development or twelve spaces for Lot 1 and 26 spaces for Lot 2. Although there is sufficient parking for Lot 1 the proposed parking for Lot 2 is not adequate to meet the typical minimum parking demand by twenty spaces. The applicant has indicated a single development sign located on Lot 1. The area has not been delineated but Staff would recommend the signage not exceed signage allowed in office zones or not to exceed six feet in height and sixty-four square feet in area. The applicant has indicated there will be an eight -foot black chain link fence along the boundaries of Lot 2. The applicant has also indicated slats will be used for screening along the rear of Lot 2. The use of plastic or metal slats woven into to chain-link fence is prohibited by the Ordinance [Section 36-516(f)(1)]. The applicant has indicated the days and hours of operation for the office uses to be 7:00 am to 9:00 pm seven days per week. The applicant has also indicated the mini -warehouse will be 24-hour access. Staff is not comfortable with this arrangement. The applicant has indicated on an -site manager, who would monitor the activities of the site; there are still concerns of safety and noise issues related to 24-hour access. The area immediately north of the site is currently under development as attached single-family subdivision and a multi- family development located immediately south of the site was recently approved. 1:9 May 1, 2003 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -6813-A In addition, the area is relatively flat and there are numerous homes located west of the proposed development, which could be impacted by the noise of the proposed development. When a unit is accessed late in the evening or in the early morning hours, the slamming of doors could be a disruption to nearby residents. The proposed western perimeter is indicated as two hundred seventy-two (272.87) feet and the required land use buffer along the perimeter includes one hundred twenty-five (125) feet of utility easements running through it. The applicant cannot meet the land use buffering requirements of the Ordinance and is requesting a reduced buffer in this area [Section 36-521(f)]. Staff is not supportive of this request since the proposed development abuts single-family zoned property. The northern boundary also requires screening which has not been indicated on the proposed site plan. Staff received a comment from Entergy, which stated concerns of the proposed development under the 115kV transmission line. Energy has stated their concerns are with the close proximity of people and their property to the transmission line. Energy has indicated long-term storage of large items such as boats and rv's could be subject to induced voltages. Additionally, the gated security fence causes some concern since the overhead conductors of the transmission line are always energized and not insulated from contact or near contact. Prior to approval by Entergy a detailed engineering study addressing the National Electrical Safety Code and other applicable codes will be required. Staff is not supportive of the proposed development. Although this is a planned development request and the typical minimum ordinance requirements do not wholly apply staff feels the development should meet the spirit of the ordinance. As indicated above there are numerous issues related to the site, which do not allow the site to develop in an aesthetically pleasing or unique manner. The applicant has indicated with the easement constraints, the site would be most conducive to development with an office/mini-warehouse development. Staff feels the site could develop as a pure office development. Staff feels it is important when reviewing a site that is developmentally challenged to review the site with the same standard for development as all other sites. The applicant has eighty feet of developable space south of the power line easement and could place the parking within the easement allowing for sufficient developable land. In addition, if the area were a quiet office development, the lack of the land use buffer to the north and west would not be as great an issue as with the placement of mini -warehouse. STAFF RECOMMENDATIO Staff recommends denial of the proposed requested rezoning application as filed. 7 May 1, 2003 SUBDIVISION NO.: C (C PLANNING COMMISSION ACTION: FILE NO.: Z -6813-A (MARCH 20, 2003) Mr. Joe White was present representing the application. There was one objector present. Staff stated the applicant had requested the item be deferred to the May 1, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. Staff stated the deferral would take a waiver of the By-laws. Staff stated the request was not made in accordance with by the By-laws with regard to the timing of the request. A motion was made to waive the By-laws with regard to the request for a deferral. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised plan to Staff addressing issues raised as a part of the previous proposal. The applicant has located the RV parking to the south of the buffer allowing more green space in the area. The applicant has also indicated a six-foot wooden fence around the development to screen the adjoining properties. The applicant has increased the buffer to the south allowing for more green space in this area to buffer the multi -family zoned property not yet developed. The length of the mini -warehouse building has been reduced to allow for additional green areas to the west of the site as well. The mini -storage building will be double loading with access from the north and south of the building. This should have minimal adverse impact on the surrounding area due to the increased buffer areas. The applicant will allow the rear of the front building to act as the screening (the eastern climate control building and the office building) along Stagecoach Road. The building will be constructed of split -face block with non -reflective roof materials similar in architecture for the entirety of the buildings. This will act as a wall to further screen the storage areas from the roadway to passing motorist. The site is a difficult site to develop. Staff had previously stated the site should be developed as an office development to limit the negative impacts on the surrounding area. Staff now questions the viability of an entirely office development in this area. The site is shown as Mixed on the Future Land Use Plan and a development of this type is an allowable use under this Land Use classification. May 1, 2003 SUBDIVISION ITEM NO.: C .(Cont. FILE NO.: Z -3813-A Staff is supportive of the proposed development as revised. The development has taken into account buffers and screening for the immediate area and increased the green areas within the development. The use of the power line easement for long-term parking of RV's and Boats is still a concern but the electric utility has outlined parameters to allow this activity to occur. To Staff's knowledge, there are no outstanding issues associated with the proposed request. If the development is developed in the manner presented, Staff feels the development would result in a quality development with minimal negative impacts on adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the proposed requested rezoning application as filed to allow the site to develop as a Planned Commercial Development. Staff recommends approval of the requested variance to allow Lot 2 to develop as a lot without public street frontage. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the proposed requested rezoning application, as filed, to allow the site to develop as a Planned Commercial Development 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 requested variance to the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 May 1, 2003 EM NO.: C FILE NO.: Z -6813-A NAME: Stagecoach Commons Short -form PCD LOCATION: Located on Stagecoach Road Y2 mile south of Baseline Road on the west side DEVELOPER: Resource Realty 2016 North Van Buren Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Office and Mini -warehouse VARIANCESNVAIVERS REQUESTED: Plat Variance - Lot without public street frontage. May 1, 2003 SUBDIVISION ITEM NO.: C [Cont. BACKGROUND: FILE NO.: Z The site was considered by the Planning Commission, for a rezoning from R-2 to MF -12 and OS (Open Space) at their March 2, 2000 Public Hearing. The property was proposed to be combined with a 10.2 acre tract zoned MF -12 located south of the site for a multi -family development. The request was approved by the Planning Commission and later denied by the Board of Directors. A. PROPOSAL/REQUEST: The applicant proposes to create a two (2) lot plat for the development of a general office building on Lot 1 and the construction of a mini -warehouse development and boat and R.V. storage on Lot 2. The development on Lot 1 is proposed as 5,040 square feet of office space to be used by 0-2 Zoning District users. Lot 2 will be served by a private access easement across Lot 1 (creating a lot without public street frontage) and will be developed as 28,625 square feet of mini -warehouse. In addition Lot 2 will contain 5,000 square feet of climate controlled storage and a 2,300 square foot office/manager's residence and a boat and R.V. storage area. The property has an overhead transmission line running east to west within a 100 -foot easement. There is also a gas main running parallel to the power line in a 50 -foot easement. The two easements overlap by some 25 -feet. The applicant has indicated the two (2) easements limit the developmental ability of the property. B. EXISTING CONDITIONS: As indicated the site contains a overhead transmission line running east to west in a 100 -foot easement and a gas main running parallel to the power line in a 50 -foot easement. The remainder of the site is wooded. There is a 10 acre MF -12 zoned site located to the south, recently reviewed and approved by the Commission, for a multi -family development. A Church sits on an MF -12 zoned piece of property to the east of the site and a commercial development (Stagecoach Village) on PCD zoned property is located to the north of the site. West of the site is a PD -R for Stagecoach Village, a single-family attached and detached development currently under construction. C. NEIGHBORHOOD COMMENTS: All owners of property within 200 feet of the site, all residents within 300 feet of the site and the Otter Creek Property Owners Association, the Crystal Valley Neighborhood Association and Southwest United for Progress were notified of 2 May 1, 2003 SUBDIVISION ITEM NO.: C {Cont. FILE NO.: Z -6813-A the Public Hearing. As of this writing Staff has received several informational phone calls concerning the proposed development. D. ENGINEERING COMME PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. The standard conditions shown on the plans as "Public Works Notes" apply to the project. 4. Re -design driveway to provide an apron and approach perpendicular to centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: There are concerns with the proposed development and the National Electrical Safety Code Requirements. Contact Lee Willingham at 490-4749 for additional details. SBC: No comment received. Central Arkansas Water: A water main extension will be required to provide water service to Lot 2. An additional easement outside of the existing electric and gas easements will be required for this water main extension. The Little Rock Fire Department needs to evaluate this site for accessibility and to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. 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 details. 3 May 1, 2003 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -6813-A Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a mini -storage warehouse. 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 Otter Creek / Crystal Valley Neighborhood Action Plan. Action statements under the Office and Commercial Development goal recommend aggressive use of Planned Zoning Districts to insure compatibility between developments, limiting the non-residential development on Stagecoach Road between Otter Creek and Baseline Roads to uses serving the neighborhood, and discourage the construction of large warehouse type facilities on Stagecoach Road between Otter Creek and Baseline Roads. Landscape: The plan submitted does not allow for the eight percent (839 square feet) of landscaping required within the interior of the proposed parking area and associated driveway. Interior landscape islands must be at least 7 Y2 feet in width and 150 square feet in area to count toward fulfilling landscape ordinance requirements. Additionally, it is recommended that additional grass area(s) be provided within the loading and unloading area to help decrease the sea of asphalt proposed. The proposed land use buffer along the western perimeter has large utility easements running through it. This will require a variance by the Planning Commission. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern and western perimeters adjacent to residential properties. Existing trees are required to be preserved within 70 percent of the land use buffer areas. An irrigation system to water landscaped areas will be required. M May 1, 2003 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -6813-A G. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment received. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) Mr. Joe White of White-Daters and Associates was present representing the applicant. Staff presented an overview of the proposed development stating the applicant was also requesting the development of a two (2) lot plat. Staff stated Lot 2 of the plat would require a variance to allow a lot without public street frontage. Staff requested Mr. White provide additional information concerning the hours of operation of the proposed development and questioned if the mini -warehouse development would be allowed 24-hour access. Staff also requested information concerning the building heights and if the R.V. storage area would be a covered storage area. Staff requested additional information concerning signage. Staff stated the proposed sign area should be included on the proposed site plan along with the intentions for signage for Lot 2. Staff requested the proposed site plan indicate all paved areas and areas designated as landscaped areas. Public Works comments were addressed. Staff stated a dedication of right-of- way would be required along Stagecoach Road. Staff also stated the applicant would be required to install a sidewalk along the street frontage. Staff questioned detention and the proposed location of the detention basin. Mr. White indicated the area shown as landscaping on Lot 1 could be utilized as a dry pond. Staff stated drainage in the area was a concern and the applicant would be required to demonstrate sufficient detention capacity. Landscaping comments were addressed. Staff stated the landscaping on Lot 1 was not sufficient to meet the ordinance requirement. Staff stated parking lot landscaping on Lot 2 would need to be 150 square feet in area. Staff stated prior to the issuance of a building permit the applicant would be required to submit plans stamped with the seal of a register landscape architect. There being no additional items for discussion, the Committee then forwarded the item to the full Commission for final action. 5 May 1, 2003 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -6813-A H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee members. The applicant has indicated a maximum building height of fifteen (15) feet for the mini -warehouse buildings and thirty-five (35) feet for the office/managers residence. The applicant has also indicated the maximum driveway width of 36 -feet as requested by Public Works and realigned the driveway to intersect perpendicular with the centerline of the roadway. The revised site plan indicates on-site detention and additional landscaped areas to break the "sea of asphalt". The on-site detention is proposed as a "dry pond" and is located adjacent to the right-of-way along Stagecoach Road on the northern boundary of Lot 1. The site plan indicates two (2) additional landscaped areas within the parking area of Lot 2 and indicates a landscaped island around the power poles and guy wires within the RV and boat parking area. The applicant proposes the placement of twenty-two (22) vehicle parking spaces on Lot 1 and six (6) vehicle parking spaces on Lot 2. The typical minimum parking requirement for a development of this type would be one space per four hundred square feet for office development and five spaces plus one space per 2000 square feet of gross floor area for warehouse development or twelve spaces for Lot 1 and 26 spaces for Lot 2. Although there is sufficient parking for Lot 1 the proposed parking for Lot 2 is not adequate to meet the typical minimum parking demand by twenty spaces. The applicant has indicated a single development sign located on Lot 1. The area has not been delineated but Staff would recommend the signage not exceed signage allowed in office zones or not to exceed six feet in height and sixty-four square feet in area. The applicant has indicated there will be an eight -foot black chain link.. fence along the boundaries of Lot 2. The applicant has also indicated slats will be used for screening along the rear of Lot 2. The use of plastic or metal slats woven into to chain-link fence is prohibited by the Ordinance [Section 36-516(f)(1)]. The applicant has indicated the days and hours of operation for the office uses to be 7:00 am to 9:00 pm seven days per week. The applicant has also indicated the mini -warehouse will be 24-hour access. Staff is not comfortable with this arrangement. The applicant has indicated on an -site manager, who would monitor the activities of the site; there are still concerns of safety and noise issues related to 24-hour access. The area immediately north of the site is currently under development as attached single-family subdivision and a multi- family development located immediately south of the site was recently approved. N May 1, 2003 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z -6813-A In addition, the area is relatively flat and there are numerous homes located west of the proposed development, which could be impacted by the noise of the proposed development. When a unit is accessed late in the evening or in the early morning hours, the slamming of doors could be a disruption to nearby residents. The proposed western perimeter is indicated as two hundred seventy-two (272.87) feet and the required land use buffer along the perimeter includes one hundred twenty-five (125) feet of utility easements running through it. The applicant cannot meet the land use buffering requirements of the Ordinance and is requesting a reduced buffer in this area [Section 36-521(f)]. Staff is not supportive of this request since the proposed development abuts single-family zoned property. The northern boundary also requires screening which has not been indicated on the proposed site plan. Staff received a comment from Entergy, which stated concerns of the proposed development under the 115kV transmission line. Energy has stated their concerns are with the close proximity of people and their property to the transmission line. Energy has indicated long-term storage of large items such as boats and rv's could be subject to induced voltages. Additionally, the gated security fence causes some concern since the overhead conductors of the transmission line are always energized and not insulated from contact or near contact. Prior to approval by Entergy a detailed engineering study addressing the National Electrical Safety Code and other applicable codes will be required. Staff is not supportive of the proposed development. Although this is a planned development request and the typical minimum ordinance requirements do not wholly apply staff feels the development should meet the spirit of the ordinance. As indicated above there are numerous issues related to the site, which do not allow the site to develop in an aesthetically pleasing or unique manner. The applicant has indicated with the easement constraints, the site would be most conducive to development with an office/mini-warehouse development. Staff feels the site could develop as a pure office development. Staff feels it is important when reviewing a site that is developmentally challenged to review the site with the same standard for development as all other sites. The applicant has eighty feet of developable space south of the power line easement and could place the parking within the easement allowing for sufficient developable land. In addition, if the area were a quiet office development, the lack of the land use buffer to the north and west would not be as great an issue as with the placement of mini -warehouse. STAFF RECOMMENDATION: Staff recommends denial of the proposed requested rezoning application as filed. 7 May 1, 2003 SUBDIVISION EM NO.: C (Con PLANNING COMMISSION ACTION: FILE (MARCH 20, 2003) .: Z -6813-A Mr. Joe White was present representing the application. There was one objector present. Staff stated the applicant had requested the item be deferred to the May 1, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. Staff stated the deferral would take a waiver of the By-laws. Staff stated the request was not made in accordance with by the By-laws with regard to the timing of the request. A motion was made to waive the By-laws with regard to the request for a deferral. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised plan to Staff addressing issues raised as a part of the previous proposal. The applicant has located the RV parking to the south of the buffer allowing more green space in the area. The applicant has also indicated a six-foot wooden fence around the development to screen the adjoining properties. The applicant has increased the buffer to the south allowing for more green space in this area to buffer the multi -family zoned property not yet developed. The length of the mini -warehouse building has been reduced to allow for additional green areas to the west of the site as well. The mini -storage building will be double loading with access from the north and south of the building. This should have minimal adverse impact on the surrounding area due to the increased buffer areas. The applicant will allow the rear of the front building to act as the screening (the eastern climate control building and the office building) along Stagecoach Road. The building will be constructed of split -face block with non -reflective roof materials similar in architecture for the entirety of the buildings. This will act as a wall to further screen the storage areas from the roadway to passing motorist. The site is a difficult site to develop. Staff had previously stated the site should be developed as an office development to limit the negative impacts on the surrounding area. Staff now questions the viability of an entirely office development in this area. The site is shown as Mixed on the Future Land Use Plan and a development of this type is an allowable use under this Land Use classification. 3 May 1, 2003 SUBMISION EM NO.: C (Cont. FILE NO.: Z -6813-A Staff is supportive of the proposed development as revised. The development has taken into account buffers and screening for the immediate area and increased the green areas within the development. The use of the power line easement for long-term parking of RV's and Boats is still a concern but the electric utility has outlined parameters to allow this activity to occur. To Staff's knowledge, there are no outstanding issues associated with the proposed request. If the development is developed in the manner presented, Staff feels the development would result in a quality development with minimal negative impacts on adjacent properties. STAFF RECOMMENDATION: Staff recommends approval of the proposed requested rezoning application as filed to allow the site to develop as a Planned Commercial Development. Staff recommends approval of the requested variance to allow Lot 2 to develop as a lot without public street frontage. M