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HomeMy WebLinkAboutZ-6933-A Staff AnalysisFILE NO.: Z -6933-A NAME: Crakerbox Short -form PCD LOCATION: Located at 14100 Kanis Road DEVELOPER: Crackerbox LLC LR Gardner 110 Crackerbox Lane Hot Springs, AR 71913 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Terry Burruss Architects 1202 South Main Street, Suite 230 Little Rock, AR 72202 AREA: 1.76 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 C-1, Neighborhood Commercial Neighborhood Commercial PCD FT. NEW STREET: 0 LF Convenience Store with Gas Pumps and Carwash VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,385 adopted by the Little Rock Board of Directors on December 12, 2000, rezoned 1.762 acres from R-2, Single-family to C-1, Neighborhood Commercial District to allow for future commercial development. The right of way for Kanis Road and Kirby Road was received from the owner through a Quit Claim Deed at the time of rezoning. FILE NO.: Z -6933-A Cont. A. PROPOSAL/REQUEST: The developers are proposing the development of this 1.7 acre site located at the northwest corner of Kanis and Kirby Roads with a convenience store with gas pumps and a free standing carwash unit. The building is proposed with a total of 4,080 square feet. There are four gas pump island proposed to serve the site. A canopy is proposed to cover the islands with a maximum height of 21 -feet. Fencing or dense evergreen plantings are proposed along the northern and western perimeters of the site to screen the adjacent residentially zoned properties. The site plan indicates street construction per the Master Street Plan with the addition of a right turn lane on Kirby Road and the addition of one and one-half lanes on Kanis Road. B. EXISTING CONDITIONS - The site is located outside the City limits at the intersection of Kanis and Kirby Roads. The site has been previously cleared and has a slight topography change sloping downward from north to south. Kanis and Kirby Roads are narrow roads and have not been constructed to Master Street Plan standard abutting the site. Uses in the area are primarily residential uses. There is a newly developing subdivision located to the southeast of the site being constructed as attached and detached single-family homes. A site located to the west is presently zoned PD -C and was approved for pet boarding and kenneling. There is a commercial building located immediately west of the site currently being used as what appears to be a second hand shop. North of the site is an approved PD -R which was approved to allow the development of attached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with the Parkway Place Property Owners Association and the Spring Valley Manor Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Kirby Road and Kanis Road. 2 FILE NO.: Z -6933-A [Cont. 3. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Kanis Road consisting of 29 feet of street measured from the centerline to the back of curb and a 5 -foot sidewalk with the planned development. Construct one-half street improvements to Kirby Road consisting of 18 feet of street measured from the centerline to the back of curb and a 5 -foot sidewalk with the planned development. Dual left turn lanes on Kanis Road for westbound left turns are required per Mater Street Plan with 250 feet stack distance and taper lengths per AASHTO standards. Provide overall intersection design. Include calculations showing design will meet design traffic capacities. Determine whether signilization is required for acceptable operation. A westbound right turn lane is required per Master Street Plan with 250 feet stack distance and a 150 foot taper. Contact Bill Henry, Traffic Engineering at 379-1816 for additional information. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The driveway on Kirby Road must be located 250 feet from the intersection of Kanis Road. The driveway on Kanis Road must be located at least 300 feet from the intersection with Kirby Road. 6. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Kanis Road with Kirby Road. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 12. The applicant should work with adjacent property owners including those across Kanis Road to construct his portion of improvements to the intersection of Kirby, Kanis, proposed Woodlands Trail, and Cooper Orbit to meet AASHTO design standards. The new intersection design may require 3 FILE NO.: Z -6933-A (Cont. the realignment of Kirby Road and Cooper Orbit Road, dedication of additional right-of-way, and intersection improvements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the City limits. Annexation is required to received City services. Sewer main extension required, with easements. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water if larger and/or additional meters are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges for additional and/or larger meter(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for a convenience store with gas pumps and carwash. 2 NO.: Z -6933-A (Cont. A land use plan amendment for a change to Commercial is a separate item on this agenda (LU07-18-02). Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Kirby Road is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown proposed on Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal states: "Encourage Little Rock, not only in the Rock Creek Neighborhood but also citywide, to adhere to the adopted Land Use Plan. Encourage a policy of reviewing the entire plan comprehensively and thoughtfully every three to five years and making plan amendments extremely rare." Landscape: Property to the north is zoned residential, therefore, the zoning ordinance requires average twenty-one (21') foot wide land use buffers along this northern perimeter. Easements cannot count toward fulfilling this requirement. 2. Property to the west is zoned residential, therefore, the zoning ordinance requires average twelve (12) foot wide land use buffers along this perimeter. Easements cannot count toward fulfilling this requirement. 3. The zoning street buffer ordinance requires an average twenty-one foot wide (21) street buffer along Kanis Road. Currently, this site is not meeting this minimum requirement. 4. The zoning buffer ordinance requires an average twelve foot wide (12) street buffer along Kirby Road. Currently this is minimum average is not being met. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 % feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 6. A small amount of building landscaping is required to be located between the parking lot and the building. :7 LE NO.: Z -6933-A (Cont. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. An automatic irrigation system to water landscaped areas will be required. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Terry Burruss was present representing the request. Staff presented an overview of the proposed development indicating there were concerns related to the overall street network in the area for the development. Staff noted applications were currently being considered for the northeast, southeast and northwest corner of Kanis/Woodlands Trail/Kirby/Cooper Orbit Roads intersection. Staff stated with the development as proposed a five way intersection would be created causing serious traffic concerns. Staff noted there were additional items necessary on the site plan to complete the review process and requested Mr. Burruss provide the indicated information. Staff questioned the days and hours of operation for the proposed convenience store and the proposed signage plan. Staff noted the carwash facility was located adjacent to residentially zoned and used property. Public Works comments were addressed. Staff stated dedications would be required per the Master Street Plan. Staff also stated they were not supportive of a deferral of the required street improvements for the abutting roadways. Landscaping comments were addressed. Staff stated the property was located adjacent to residentially zoned and used property. Staff stated screening would be required per the City of Little Rock's minimum ordinance standard. Staff stated irrigation would be required and at the time of development a registered landscape plan would be required. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. SUBDIVISION COMMITTEE COMMENT: (April 5, 2007) Mr. Terry Burruss was present representing the request. Staff stated as requested by the Subdivision Committee at the March 22, 2007, committee meeting the item was being returned to the Committee for further review prior to the item being forwarded to the Commission for final action. Three items were 6 FILE NO.: Z -6933-A (Cont. discussed simultaneously including the Woodlands Edge Conceptual PCD (Z -5096-B), ACME Self -storage PCD (Z -6245-A) and Crackerbox PCD (Z -6933-A). Mr. Terry Burruss questioned the required improvements to Kirby Road for the development as proposed. Staff stated a dedicated right turn lane would be required and the addition of a lane and one-half would be required on Kanis Road. Staff stated the indicated driveway locations would be adequate to meet the required driveway spacing criteria. There was no further discussion of the item. The Committee them forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the March 22, 2007, and April 5, 2007, Subdivision Committee meetings. The applicant has provided the street design per the recommendation of Public Works staff. The applicant has also relocated the proposed carwash facility away from the residentially zoned and used property located to the north. The applicant has provided the days and hours of operation and the proposed signage plan. The site plan indicates the placement of signage both ground mounted and building signage. A single ground mounted sign will be placed near the intersection of the two roadways. The sign will have a maximum height of 12 -feet and a maximum length of 14 -feet. The sign will have an automatic reader display. The building will have signage two feet in height and 18 -feet in length: The canopy signage has a "V" logo with a diameter of two -feet and is located three times on the canopy. No pricing signage will be placed on the canopy. The business name is also part of the canopy signage with one location on the canopy fascia. The hours of operation are proposed from 5 am to 11 pm Sunday through Thursday and 5 am to midnight Friday and Saturday. The lighting is proposed as low level and directed away from the neighboring properties. The building height proposed is a maximum of 18 -feet. An arched entry canopy with a maximum height of 21 -feet is also proposed. The carwash facility will have a maximum building height of 14 -feet. Staff is not supportive of the request. The proposed request is inconsistent with the City's Future Land Use Plan which requires a change from the present Mixed Office Commercial Land Use Classification to Commercial and is a separate item on this agenda. In addition to the proposed use being inconsistent with the City's Future Land Use Plan staff is also concerned with the potential impacts a convenience store with gas pumps and a carwash may have on the adjacent residentially zoned and used property. The property to the northwest is part of the Parkway Place Subdivision and the property to the north was approved as a rA a14:8ilk [61WAD—R FWAVIOTOTi1# PD -R to allow the development of an attached single-family subdivision. Typically convenience stores generate a great deal of noise related to automobile traffic and the over -spilling of vehicle noise into the neighborhood. In addition, convenience stores typically have bright lighting, which could also potentially spill over into adjacent properties and the roadway. The site is presently zoned C-1, Neighborhood Commercial District which allows for commercial uses typically designed to accommodate limited retail development within or adjacent to neighborhood areas for the purpose of supplying daily household needs of the residents for food, drugs and personal services. Commercial uses within the district should not depend on market areas larger than the neighborhood serviced. Staff does not feel a convenience store meets this criteria and does not feel this is an appropriate location for a convenience store. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the April 26, 2007, public hearing to allow staff and the applicant additional time to review the proposed development and the proposed street design to serve the development and the area. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (APRIL 26, 2007) The applicant was present representing the request. There were registered objectors present. The proposed land use plan amendment and the rezoning were discussed simultaneously. See item G for the staff write-up and minute record associated with the land use plan. Staff presented the proposed rezoning from C-1 to PCD with a recommendation of denial. Mr. Terry Burruss addressed the Commission on behalf of the applicant. He stated the owner had researched sites for a convenience store and this site was suitable based on traffic patterns and proximity to other convenience stores. He stated convenience stores do not create traffic but respond to traffic. He stated Kanis Road was a five lane arterial and Kirby Road was a four lane collector street. He stated the site was located % mile for Baker Elementary School and '/ mile from the nearest church. He stated the area to the north was zoned for a residential development through a PD -R but the PD -R was set to expire in August of 2007 unless the Commission granted an extension. 0 FILE NO.: Z -6933-A (Cont.) Mr. Burruss stated the store would have limited hours, the lighting would be conducive to the adjoining neighborhood and the site was currently zoned for commercial activity. He stated with a conditional use permit the convenience store with gas pumps was an allowable use under the current zoning. He stated based on the carwash component staff had suggested a Planned Development application request. Mr. Burruss stated the site would fully comply with the typical minimum ordinance standards for landscaping, building setbacks and building heights. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters were very supportive of the Kanis Road planning efforts and the Kanis Road Plan. She stated the people had indicated a desire for the intense commercial to be located along Chenal Parkway and Kanis Road to be developed with lesser intensity uses of office and residential with limited commercial activity. She stated the request to rezone the site from C-1 to a C-4 use was a jump in her opinion. She stated the request to allow the use would generate a great deal of traffic on a two lane road. Mr. Cliff McKinney addressed the Commission in opposition of the request. He stated he was Vice President of the Parkway Place Neighborhood Association. He stated the neighborhood association was opposed to allowing the use of the site with a convenience store as proposed. He stated the neighborhood felt the site should develop as a commercial development that would serve the neighborhood and not create a commercial destination. He stated the neighborhood was not opposed to development along the corridor and knew the area would develop with retail activities but felt the proposed uses should adhere to the approved plan. Mr. McKinney stated the area was designated for quiet office and commercial uses. He stated the allowance of a convenience store would change the character of the neighborhood for future developments and uses. He stated the neighborhood was aware Kirby Road was a collector street and realized the traffic the street would someday carry. He stated Kirby Road was a dangerous road due to the narrowness and the open ditches for drainage and the speed cars traveled. He stated the neighborhood was in the process of contacting staff to assist them in developing a solution for the speeding problem and the blind hill located on Kirby Road. Mr. McKinney stated the neighborhood felt if request was approved there should be limits placed on the approval. He stated lighting should comply with dark sky principles, the hours of operation limited and eliminate the sale of alcohol. He stated the sign should be light with low level lighting and be turned off when the store was closed. The Commission questioned if the neighborhood association had voted on the request. Mr. McKinney stated the neighborhood association had not met. He stated the association had elected a group of officers which met and voted on specific issues related to the neighborhood. He stated if a problem arose then an association meeting was called to receive comment from the entire association and take a vote on the issue. Ms. Kathryn Roset addressed the Commission in opposition of the request. She stated her home was located on White Road and the residents of White Road did not feel a convenience store was desirable for the area. She stated the residents were aware the 9 FILE NO.: Z -6933-A (Cont. area would develop with retail uses but felt the uses should serve .the area residents and not create additional traffic to the area. Ms. Lenice Garrison addressed the Commission in opposition of the request. She stated she was the former President of the Parkway Place Neighborhood Association. She stated the Board represented over 700 homes in the Parkway Place Subdivision. She stated in 2003 or 2004 the residents were down before the Commission in full force to oppose a rezoning on the western limits of the neighborhood for a rezoning from 0-2 to C-4 to allow a car lot to locate on the site. She stated the neighborhood was oppose to the allowance of C-4 uses in such close proximity to the residences. She stated the site should be developed with light commercial uses as well as the entire corridor as indicated on the City's plan. Mr. Lewis Gardner addressed the Commission as the owner. He stated he owned 25 stores in Arkansas. He stated the Kanis site was the best example of a property that needed a convenience store. He stated the area to the west was developing with residential both single family and apartments. He stated the new homes would need a place to trade. He stated the ABC regulations did not require a spacing distance between churches and schools for the sale of alcohol. He stated the company would make a 2.7 million dollar investment in the construction of the building and street improvements. He stated the building would be an asset to the neighborhood. Mr. Burruss stated the owner was willing to commit to dark sky lighting, developing the site as a neighborhood convenience store, and limiting the illumination of the sign to the open hours of the store. He stated the store hours would be limited to 10 pm Sunday through Thursday and 11 pm on Friday and Saturday. He stated additional landscaping would be added along the eastern and western perimeters of the site at one and one-half times the typical minimum ordinance standard. He stated the signage was proposed with a maximum height of 12 -feet and a maximum length of 14 -feet. The Commission questioned if any additional signage was being proposed. Mr. Burruss stated the pricing would be placed on the ground sign only. The Commission questioned if the hours of operation could be changed to a 24-hour facility. Ms. Cindy Dawson, Deputy City Attorney, stated the application request did not allow 24-hour operation. The Commission questioned if liquor sales would be allowed on the site as presently zoned. Staff stated to be allowed liquor sales as a by right use the site would require C-2 or C-3 zoning. The Commission questioned staff if a 24-hour pharmacy such as a Wal -Greens or a laundry would be allowed on the site. Staff stated theses were allowable uses under the C-1, Neighborhood Commercial zoning classification. A motion was made to approve the land use plan amendment. The motion failed by a vote of 2 ayes, 6 noes, 2 absent and 1 abstention (Commission Pam Adcock). 10 FILE NO.: Z -6933-A (Cont. A motion was made to approve the request as amended including the dark sky, the limited hours, the increased landscaping and turning off the sign during non operational hours. The motion failed by a vote of 5 ayes, 3 noes, 2 absent and 1 abstention (Commissioner Pam Adcock). 11 April 26, 2007 ITEM NO.: G.1 NAME: Crakerbox Short -form PCD LOCATION: Located at 14100 Kanis Road DEVELOPER: Crackerbox LLC LR Gardner 110 Crackerbox Lane Hot Springs, AR 71913 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Terry Burruss Architects 1202 South Main Street, Suite 230 Little Rock, AR 72202 AREA: 1.76 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 C-1, Neighborhood Commercial Neighborhood Commercial PCD FILE NO.: Z-69 FT. NEW STREET: 0 LF Convenience Store with Gas Pumps and Carwash VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,385 adopted by the Little Rock Board of Directors on December 12, 2000, rezoned 1.762 acres from R-2, Single-family to C-1, Neighborhood Commercial District to allow for future commercial development. The right of way for Kanis Road and April 26, 2007 ITEM NO.: G.1 (Cont. FILE NO.: Z -6933-A Kirby Road was received from the owner through a Quit Claim Deed at the time of rezoning. 0 a C A PROPOSAL/REQUEST: The developers are proposing the development of this 1.7 acre site located at the northwest corner of Kanis and Kirby Roads with a convenience store with gas pumps and a free standing carwash unit. The building is proposed with a total of 4,080 square feet. There are four gas pump island proposed to serve the site. A canopy is proposed to cover the islands with a maximum height of 21 -feet. Fencing or dense evergreen plantings are proposed along the northern and western perimeters of the site- to screen the adjacent residentially zoned properties. The site plan indicates street construction per the Master Street Plan with the addition of a right turn lane on Kirby Road and the addition of one and one-half lanes on Kanis Road. EXISTING CONDITIONS: The site is located outside the City limits at the intersection of Kanis and Kirby Roads. The site has been previously cleared and has a slight topography change sloping downward from north to south. Kanis and Kirby Roads are narrow roads and have not been constructed to Master Street Plan standard abutting the site. Uses in the area are primarily residential uses. There is a newly developing subdivision located to the southeast of the site being constructed as attached and detached single-family homes. A site located to the west is presently zoned PD -C and was approved for pet boarding and kenneling. There is a commercial building located immediately west of the site currently being used as what appears to be a second hand shop. North of the site is an approved PD -R which was approved to allow the development of attached single-family homes. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 -feet of the site, who could be identified, along with the Parkway Place Property Owners Association and the Spring Valley Manor Property Owners Association were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2 April 26, 2007 ITEM NO.- G.1 Cont. FILE NO.: Z -6933-A 2. A 20 foot radial dedication of right-of-way is required at the intersection of Kirby Road and Kanis Road. 3. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Kanis Road consisting of 29 feet of street measured from the centerline to the back of curb and a 5 -foot sidewalk with the planned development. Construct one-half street improvements to Kirby Road consisting of 18 feet of street measured from the centerline to the back of curb and a 5 -foot sidewalk with the planned development. Dual left turn lanes on Kanis Road for westbound left turns are required per Mater Street Plan with 250 feet stack distance and taper lengths per AASHTO standards. Provide overall intersection design. Include calculations showing design will meet design traffic capacities. Determine whether signilization is required for acceptable operation. A westbound right turn lane is required per Master Street Plan with 250 feet stack distance and a 150 foot taper. Contact Bill Henry, Traffic Engineering at 379-1816 for additional information. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The driveway on Kirby Road must be located 250 feet from the intersection of Kanis Road. The driveway on Kanis Road must be located at least 300 feet from the intersection with Kirby Road. 6. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Kanis Road with Kirby Road. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 3 April 26, 2007 ITEM NO.: G.1 Cont.) FILE NO.: Z -6933-A 12. The applicant should work with adjacent property owners including those across Kanis Road to construct his portion of improvements to the intersection of Kirby, Kanis, proposed Woodlands Trail, and Cooper Orbit to meet AASHTO design standards. The new intersection design may require the realignment of Kirby Road and Cooper Orbit Road, dedication of additional right-of-way, and intersection improvements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the City limits. Annexation is required to received City services. Sewer main extension required, with easements. Entergy: No comment received. Center -Point Ener : Approved as submitted. AT & T: No comment received. Central Arkansas Water: Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water if larger and/or additional meters are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges for additional and/or larger meter(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. F. ISS UESITECH N I CAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The 0 April 26, 2007 ITEM NO.: G.1 Cont.) FILE NO.: Z -6933-A applicant has applied for a Planned Commercial Development for a convenience store with gas pumps and carwash. A land use plan amendment for a change to Commercial is a separate item on this agenda (LU07-18-02). Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Kirby Road is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown proposed on Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal states: "Encourage Little Rock, not only in the Rock Creek Neighborhood but also citywide, to adhere to the adopted Land Use Plan. Encourage a policy of reviewing the entire plan comprehensively and thoughtfully every three to five years and making plan amendments extremely rare." Landscape: 1. Property to the north is zoned residential, therefore, the zoning ordinance requires average twenty-one (21') foot wide land use buffers along this northern perimeter. Easements cannot count toward fulfilling this requirement. 2. Property to the west is zoned residential, therefore, the zoning ordinance requires average twelve (12') foot wide land use buffers along this perimeter. Easements cannot count toward fulfilling this requirement. 3. The zoning street buffer ordinance requires an average twenty-one foot wide (21') street buffer along Kanis Road. Currently, this site is not meeting this minimum requirement. 4. The zoning buffer ordinance requires an average twelve foot wide (12') street buffer along Kirby Road. Currently this is minimum average is not being met. 6i April 26, 2007 ITEM NO.: G.1 (Cont. FILE NO.: Z -6933-A 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 6. A small amount of building landscaping is required to be located between the parking lot and the building. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. An automatic irrigation system to water landscaped areas will be required. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Terry Burruss was present representing the request. Staff presented an overview of the proposed development indicating there were concerns related to the overall street network in the area for the development. Staff noted applications were currently being considered for the northeast, southeast and northwest corner of Kanis/Woodlands Trail/Kirby/Cooper Orbit Roads intersection. Staff stated with the development as proposed a five way intersection would be created causing serious traffic concerns. Staff noted there were additional items necessary on the site plan to complete the review process and requested Mr. Burruss provide the indicated information. Staff questioned the days and hours of operation for the proposed convenience store and the proposed signage plan. Staff noted the carwash facility was located adjacent to residentially zoned and used property. Public Works comments were addressed. Staff stated dedications would be required per the Master Street Plan. Staff also stated they were not supportive of a deferral of the required street improvements for the abutting roadways. Landscaping comments were addressed. Staff stated the property was located adjacent to residentially zoned and used property. Staff stated screening would be required per the City of Little Rock's minimum ordinance standard. Staff stated irrigation would be required and at the time of development a registered landscape plan would be required. April 26, 2007 ITEM NO.: G.1 (Cont. FILE NO.: Z -6933-A Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. SUBDIVISION COMMITTEE COMMENT: (April 5, 2007) Mr. Terry Burruss was present representing the request. Staff stated as requested by the Subdivision Committee at the March 22, 2007, committee meeting the item was being returned to the Committee for further review prior to the item being forwarded to the Commission for final action. Three items were discussed simultaneously including the Woodlands Edge Conceptual PCD (Z -5096-B), ACME Self -storage PCD (Z -6245-A) and Crackerbox PCD (Z -6933-A). Mr. Terry Burruss questioned the required improvements to Kirby Road for the development as proposed. Staff stated a dedicated right turn lane would be required and the addition of a lane and one-half would be required on Kanis Road. Staff stated the indicated driveway locations would be adequate to meet the required driveway spacing criteria. There was no further discussion of the item. The Committee them forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request raised at the March 22, 2007, and April 5, 2007, Subdivision Committee meetings. The applicant has provided the street design per the recommendation of Public Works staff. The applicant has also relocated the proposed carwash facility away from the residentially zoned and used property located to the north. The applicant has provided the days and hours of operation and the proposed signage plan. The site plan indicates the placement of signage both ground mounted and building signage. A single ground mounted sign will be placed near the intersection of the two roadways. The sign will have a maximum height of 12 -feet and a maximum length of 14 -feet. The sign will have an automatic reader display. The building will have signage two feet in height and 18 -feet in length. The canopy signage has a "V" logo with a diameter of two -feet and is located three times on the canopy. No pricing signage will be placed on the canopy. The business name is also part of the canopy signage with one location on the canopy fascia. The hours of operation are proposed from 5 am to 11 pm Sunday through Thursday and 5 am to midnight Friday and Saturday. The lighting is proposed as low level and directed away from the neighboring properties. The building height 7 April 26, 2007 ITEM NO.: G.1 Cont. FILE NO.: Z -6933-A proposed is a maximum of 18 -feet. An arched entry canopy with a maximum height of 21 -feet is also proposed. The carwash facility will have a maximum building height of 14 -feet. Staff is not supportive of the request. The proposed request is inconsistent with the City's Future Land Use Plan which requires a change from the present Mixed Office Commercial Land Use Classification to Commercial and is a separate item on this agenda. In addition to the proposed use being inconsistent with the City's Future Land Use Plan staff is also concerned with the potential impacts a convenience store with gas pumps and a carwash may have on the adjacent residentially zoned and used property. The property to the northwest is part of the Parkway Place Subdivision and the property to the north was approved as a PD -R to allow the development of an attached single-family subdivision. Typically convenience stores generate a great deal of noise related to automobile traffic and the over -spilling of vehicle noise into the neighborhood. In addition, convenience stores typically have bright lighting, which could also potentially spill over into adjacent properties and the roadway. The site is presently zoned C-1, Neighborhood Commercial District which allows for commercial uses typically designed to accommodate limited retail development within or adjacent to neighborhood areas for the purpose of supplying daily household needs of the residents for food, drugs and personal services. Commercial uses within the district should not depend on market areas larger than the neighborhood serviced. Staff does not feel a convenience store meets this criteria and does not feel this is an appropriate location for a convenience store. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the April 26, 2007, public hearing to allow staff and the applicant additional time to review the proposed development and the proposed street design to serve the development and the area. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (APRIL 26, 2007) The applicant was present representing the request. There were registered objectors present. The proposed land use plan amendment and the rezoning were discussed M April 26, 2007 ITEM NO.: G.1 FILE NO.: Z -6933-A simultaneously. See item G for the staff write-up and minute record associated with the land use plan. Staff presented the proposed rezoning from C-1 to PCD with a recommendation of denial. Mr. Terry Burruss addressed the Commission on behalf of the applicant. He stated the owner had researched sites for a convenience store and this site was suitable based on traffic patterns and proximity to other convenience stores. He stated convenience stores do not create traffic but respond to traffic. He stated Kanis Road was a five lane arterial and Kirby Road was a four lane collector street. He stated the site was located Y2 mile for Baker Elementary School and '/ mile from the nearest church. He stated the area to the north was zoned for a residential development through a PD -R but the PD -R was set to expire in August of 2007 unless the Commission granted an extension. Mr. Burruss stated the store would have limited hours, the lighting would be conducive to the adjoining neighborhood and the site was currently zoned for commercial activity. He stated with a conditional use permit the convenience store with -gas pumps was an allowable use under the current zoning. He stated based on the carwash component staff had suggested a Planned Development application request. Mr. Burruss stated the site would fully comply with the typical minimum ordinance standards for landscaping, building setbacks and building heights. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters were very supportive of the Kanis Road planning efforts and the Kanis Road Plan. She stated the people had indicated a desire for the intense commercial to be located along Chenal Parkway and Kanis Road to be developed with lesser intensity uses of office and residential with limited commercial activity. She stated the request to rezone the site from C-1 to a C-4 use was a jump in her opinion. She stated the request to allow the use would generate a great deal of traffic on a two lane road. Mr. Cliff McKinney addressed the Commission in opposition of the request. He stated he was Vice President of the Parkway Place Neighborhood Association. He stated the neighborhood association was opposed to allowing the use of the site with a convenience store as proposed. He stated the neighborhood felt the site should develop as a commercial development that would serve the neighborhood and not create a commercial destination. He stated the neighborhood was not opposed to development along the corridor and knew the area would develop with retail activities but felt the proposed uses should adhere to the approved plan. Mr. McKinney stated the area was designated for quiet office and commercial uses. He stated the allowance of a convenience store would change the character of the neighborhood for future developments and uses. He stated the neighborhood was aware Kirby Road was a collector street and realized the traffic the street would someday carry. He stated Kirby Road was a dangerous road due to the narrowness and the open ditches for drainage and the speed cars traveled. He stated the neighborhood was in the process of D April 26, 2007 ITEM NO.: GA (Cont. FILE NO.: Z -6933-A contacting staff to assist them in developing a solution for the speeding problem and the blind hill located on Kirby Road. Mr. McKinney stated the neighborhood felt if request was approved there should be limits placed on the approval. He stated lighting should comply with dark sky principles, the hours of operation limited and eliminate the sale of alcohol. He stated the sign should be light with low level lighting and be turned off when the store was closed. The Commission questioned if the neighborhood association had voted on the request. Mr. McKinney stated the neighborhood association had not met. He stated the association had elected a group of officers which met and voted on specific issues related to the neighborhood. He stated if a problem arose then an association meeting was called to receive comment from the entire association and take a vote on the issue. Ms. Kathryn Roset addressed the Commission in opposition of the request. She stated her home was located on White Road and the residents of White Road did not feel a convenience store was desirable for the area. She stated the residents were aware the area would develop with retail uses but felt the uses should serve the area residents and not create additional traffic to the area. Ms. Lenice Garrison addressed the Commission in opposition of the request. She stated she was the former President of the Parkway Place Neighborhood Association. She stated the Board represented over 700 homes in the Parkway Place Subdivision. She stated in 2003 or 2004 the residents were down before the Commission in full force to oppose a rezoning on the western limits of the neighborhood for a rezoning from 0-2 to C-4 to allow a car lot to locate on the site. She stated the neighborhood was oppose to the allowance of C-4 uses in such close proximity to the residences. She stated the site should be developed with light commercial uses as well as the entire corridor as indicated on the City's plan. Mr. Lewis Gardner addressed the Commission as the owner. He stated he owned 25 stores in Arkansas. He stated the Kanis site was the best example of a property that needed a convenience store. He stated the area to the west was developing with residential both single family and apartments. He stated the new homes would need a place to trade. He stated the ABC regulations did not require a spacing distance between churches and schools for the sale of alcohol. He stated the company would make a 2.7 million dollar investment in the construction of the building and street improvements. He stated the building would be an asset to the neighborhood. Mr. Burruss stated the owner was willing to commit to dark sky lighting, developing the site as a neighborhood convenience store, and limiting the illumination of the sign to the open hours of the store. He stated the store hours would be limited to 10 pm Sunday through Thursday and 11 pm on Friday and Saturday. He stated additional landscaping would be added along the eastern and western perimeters of the site at one and 10 April 26, 2007 ITEM NO.: G.1 (Cont. FILE NO.: Z -6933-A one-half times the typical minimum ordinance standard. He stated the signage was proposed with a maximum height of 12 -feet and a maximum length of 14 -feet. The Commission questioned if any additional signage was being proposed. Mr. Burruss stated the pricing would be placed on the ground sign only. The Commission questioned if the hours of operation could be changed to a 24-hour facility. Ms. Cindy Dawson, Deputy City Attorney, stated the application request did not allow 24-hour operation. The Commission questioned if liquor sales would be allowed on the site as presently zoned. Staff stated to be allowed liquor sales as a by right use the site would require C-2 or C-3 zoning. The Commission questioned staff if a 24-hour pharmacy such as a Wal -Greens or a laundry would be allowed on the site. Staff stated theses were allowable uses under the C-1, Neighborhood Commercial zoning classification. A motion was made to approve the land use plan amendment. The motion failed by a vote of 2 ayes, 6 noes, 2 absent and 1 abstention (Commission Pam Adcock). A motion was made to approve the request as amended including the dark sky, the limited hours, the increased landscaping and turning off the sign during non operational hours. The motion failed by a vote of 5 ayes, 3 noes, 2 absent and 1 abstention (Commissioner Pam Adcock). 11 ITEM NO.: 14.1 NAME: Crakerbox Short -form PCD LOCATION: located at 14100 Kanis Road Planning Staff Comments: Z -6933-A 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 28, 2007. The Office of Planning and Development must receive the proof of notice no later than April 5, 2007. 2. Provide the days and hours of operation of the proposed commercial development. 3. Provide details of any proposed lighting. The site is located adjacent to residentially zoned and used property to the east, north and northwest. 4. Provide details of any proposed screening along the perimeters adjacent to residentially zoned or used property. 5. Provide details of any proposed signage including building signage and ground mounted signage. Provide the location, the total height and area and the percentage of total facade area for building signage. Will pricing signage be placed on the canopy for the fuel center? If so indicate the sides pricing signage is proposed. 6. Provide a note indicating the total building height of the structure and the canopy. 7. A minimum of ten percent of the gross planned commercial district area shall be designated as landscape open space not to be used for streets or parking. Indicate the percentage of landscaped, open space area, the total building coverage and the total area designated as paving. 8. Provide the location of the proposed dumpster on the site plan along with a note indicating the required screening. 9. Will the hours of service of the dumpster be limited? If so provide a note on the site plan for the dumpster service hours. 10. Provide details of the proposed pole sign. Total height and total area. Variance/Waivers: None requested. Public Works Conditions: 1. Kirby Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Kirby Road and Kanis Road. 3. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4. With the site development, provide the design of the street conforming to the Master Item # 14.1. Street Plan. Construct one-half street improvements to Kanis Road consisting of 29 feet of street measured from the centerline to the back of curb and a 5 -foot sidewalk with the planned development. Construct one-half street improvements to Kirby Road consisting of 18 feet of street measured from the centerline to the back of curb and a 5 -foot sidewalk with the planned development. Dual left turn lanes on Kanis Road for westbound left turns are required per Mater Street Plan with 250 feet stack distance and taper lengths per AASHTO standards. Provide overall intersection design. Include calculations showing design will meet design traffic capacities. Determine whether signilization is required for acceptable operation. A westbound right turn lane is required per Master Street Plan with 250 feet stack distance and a 150 foot taper. Contact Bill Henry, Traffic Engineering at 379-1816 for additional information. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The driveway on Kirby Road must be located 250 feet from the intersection of Kanis Road. The driveway on Kanis Road must be located at least 300 feet from the intersection with Kirby Road. 6. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Kanis Road with Kirby Road. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Conduit for streetlights should be installed with other utilities. Contact Traffic Engineering at 379-1813 (Steve Philpott) for more information. 12.The applicant should work with adjacent property owners including those across Kanis Road to construct his portion of improvements to the intersection of Kirby, Kanis, proposed Woodlands Trail, and Cooper Orbit to meet AASHTO design standards. The new intersection design may require the realignment of Kirby Road and Cooper Orbit Road, dedication of additional right-of-way, and intersection improvements. Utilities and Fire Department/County Planning: Wastewater: Outside the City limits. Annexation is required to received City services. Sewer main extension required, with easements. Entergy: No comment received. Center -Point Energy: Approved as submitted. Item # 14.1. AT & T: No comment received. Central Arkansas Water: Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Contact Central Arkansas Water if larger and/or additional meters are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges for additional and/or larger meter(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377- 1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for a convenience store with gas pumps and carwash. A land use plan amendment for a change to Commercial is a separate item on this agenda (LU07-18-02). Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and Kirby Road is shown as a Collector. These streets may require dedication of right- of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown proposed on Kirby Road and south across Kanis Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal states: "Encourage Little Rock, not only in the Rock Creek Item # 14.1. Neighborhood but also citywide, to adhere to the adopted Land Use Plan. Encourage a policy of reviewing the entire plan comprehensively and thoughtfully every three to five years and making plan amendments extremely rare." Landscape: 1. Property to the north is zoned residential, therefore, the zoning ordinance requires average twenty-one (21') foot wide land use buffers along this northern perimeter. Easements cannot count toward fulfilling this requirement. 2. Property to the west is zoned residential, therefore, the zoning ordinance requires average twelve (12') foot wide land use buffers along this perimeter. Easements cannot count toward fulfilling this requirement. 3. The zoning street buffer ordinance requires an average twenty-one foot wide (21') street buffer along Kanis Road. Currently, this site is not meeting this minimum requirement. 4. The zoning buffer ordinance requires an average twelve foot wide (12') street buffer along Kirby Road. Currently this is minimum average is not being met. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 6. A small amount of building landscaping is required to be located between the parking lot and the building. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. An automatic irrigation system to water landscaped areas will be required. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 28, 2007. Item# 14.1.