Loading...
HomeMy WebLinkAboutZ-7008-B Staff AnalysisLE NO.: Z -7008-B NAME: Kanis Office Park Short -form POD LOCATION: Located at 18425 Kanis Road DEVELOPER: Engineering Systems Group LLC 18425 Kanis Road Little Rock, AR 72223 FNC-,INFFR: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.804 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: POD and R-2, Single-family ALLOWED USES: General and Professional Office and Single-family PROPOSED ZONING: POD PROPOSED USE: General and Professional Office — 3 lot subdivision VARIANCESIWAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. 2. A deferral of the required street improvements to Kanis Road for a period of five years, until Phase II or until adjacent development, whichever occurs first. BACKGROUND: A request was to be heard by the Little Rock Planning Commission on May 3, 2001, for the rezoning of the site from R-2, Single-family to C-1, Neighborhood Commercial. The applicant withdrew his request prior to the public hearing. FILE NO.: Z-7008-B(Cont.) Ordinance No. 18,918 adopted by the Little Rock Board of Directors on August 19, 2003, rezoned the property from R-2, Single-family to POD and established ESG Short -form POD. The site contained 1.4 acres and located at 18425 Kanis Road. The approval allowed the placement of three (3) structures on the site in three (3) Phases. The first phase consisted of the construction of a small office of approximately 1,000 square feet in area. Additional structures would be constructed with Phase II consisting of a second structure of approximately 1,000 square feet and Phase III a third building with approximately 3,500 square feet. The structures were to be aesthetically pleasing; the architectural style was to be more residential than commercial in design. The approval allowed three (3) employees in the Phase I building with little traffic to the site since most of the activity took place off site at the customer's place of business. Phase II and III buildings were to be marketed to similar type uses. General and professional office users for the buildings were approved. The hours of operation were from 7:30 am to 5:30 pm Monday through Friday. The parking would be phased with the building construction. No ground signage, only wall signage on each of the buildings, was approved. A deferral of street improvements to Kanis Road until Phase III or ten years was requested. The right-of-way as required per the Master Street Plan was to be dedicated at the time of building construction. The proposed site plan also included landscaping as required by the Landscape Ordinance and the Zoning Buffer Ordinance. At this time, only the first building has been constructed. Street improvements to Kanis Road have not been completed. A. PROPOSAUREQUEST: The developer is now requesting to revise the previously approved POD by expanding the site from 1.4 acres to 2.8 acres to allow development of the site with three (3) lots with immediate plans for buildings on Lots 1 and 3. Lot 2 will be held for future development. The buildings are proposed constructed with materials found in typical residential construction. The development is proposed in two (2) phases. Phase I consists of the existing building as proposed Lot 1 and a second office building as proposed Lot 3. The second phase is development of Lot 2. Phase II will not be developed until the developer is able to annex the site into the corporate limits of the City of Little Rock. The request includes a deferral of the required street improvements for Kanis Road for a period of five (5)years, until Phase II or until adjacent development occurs, whichever occurs first. There does not appear to be a valid Bill of Assurance for the Independence Farms Subdivision available. 2 FILE NO.: Z -7008-B B. EXISTING CONDITIONS: There is an office building constructed on the eastern portion of the site (proposed Lot 1). The building has a brick facade and was constructed with two office bays. The area to the south is heavily wooded. The structures on the western portion proposed for expansion of the development were recently removed. This section of Kanis Road is primarily residential with homes located on acreage. West of the site, at the intersection of Kanis and Denny Roads, is a church and two (2) commercial businesses, a beauty salon and Plant/Plant which provides plants for commercial businesses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS PUBLIC WORKS CONDITIONS 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the centerline. 3. Stormwater detention ordinance applies to this property. 4. All driveways shall be concrete aprons per City Ordinance. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 3 FILE NO.: Z -7008-B Cont. 9. The proposed driveway should intersect Kanis Road at a 90 degree angle. The three (3) existing driveways should be removed. 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. The north portion of the site should be redesigned to move the intersection at least 75 feet from the intersection. 11. When the property is annexed, a grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Outside the service boundary. Annexation to the City of Little Rock is required to receive sanitary sewer service. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) may 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). This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Fire hydrants will be required. Contact the Little Rock Fire Department for additional information. 0 FILE NO.: Z -7008-B Cont. County Planning: The site is located outside the City limits of the City of Little Rock. Contact Pulaski County Planning for information concerning the required development. CATA: The site is not located on a dedicated CATA Bus Route. F. I SS U ESITECH N ICAL/DESIGN : Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a revised Short -form POD. This site was previously approved for a Planned Office Development in 2003, but the land use plan was not amended at that time. This area of Kanis Road was studied by staff recently and the consensus at that time was to keep the south side of Kanis Road rural in character. Residential and non-residential uses to the north are proposed to be higher density and more suburban or urban. Densification is proposed on the Plan. While to the south large -lot low intensity uses are recommended, with large -lot residential subdivisions along Longwood Road, Edswood Road and Longway Drive. There have not been any significant changes in the area since this Land Use review. Master Street Plan: Kanis Road is a Minor Arterial. 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 on pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class Ill is shown along 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. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Land sca e: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average twenty-seven foot (27') street buffer along Kanis Road and in no case to be less than half. Currently, the site is deficient on this minimal requirement. 3. A fifteen foot (15') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 5 FILE NO.: Z-7008-8 Cont. 4. The property to the east and the west is zoned residential, therefore, 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 both the eastern and western perimeters of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating there were a number of issues related to the site which were in need of addressing prior to the Commission acting on the request. Staff stated the development was proposed in two (2) phases with the construction of an office building in the first phase served by a septic system and development of the second phase upon annexation to the City of Little Rock. Staff noted the site was not contiguous to allow annexation in the near future. Public Works comments were briefly discusses. Staff noted right of way dedications and street construction would be required. Staff stated the design of the existing drive did not meet the current ordinance requirements. Staff stated they would work through this issue with the applicant. Landscaping comments were discussed. Staff stated all landscape and buffer ordinance standards would apply to the future development of the site. Staff stated a landscape plan would be required at the time of development. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised site plan identifying a number of the issues outlined for the November 12, 2009, Subdivision Committee meeting. The revised plan has removed the three (3) existing drives and located a shared drive on the lot line between Lots 1 and 3. The revised site plan identifies Lot 2, the rear lot, for future development and proposing new construction on the lot abutting Kanis Road (Lot 3). The lei FILE NO.: Z -7008-B Co development is proposed in two (2) phases. The first Phase consists of the existing office building located on proposed Lot 1 and construction of a new office building on proposed Lot 3. The existing building contains 2,326 square feet with a 13.2 percent building coverage and Lot 3 is proposed with a new office building containing 3,825 square feet and a 19.4 percent building coverage. All lots are proposed with general and professional office uses as allowable uses. The request includes a deferral of the required street improvements for Kanis Road for a period of five (5) years, until the development of Phase ll or until adjacent development occurs, whichever occurs first. Staff is supportive of the deferral request. Staff has concerns with the potential future development of Lot 2 with non-residential uses. The previous approval allowed the placement of three (3) structures on the eastern portion of the site in three Phases containing approximately 5,500 square feet. The first phase allowed the construction of a small office building containing approximately 1,000 square feet which has been built along Kanis Road, Phase II allowed a second building of approximately 1,000 square feet located immediately south of the existing structure and Phase III allowed a third building with approximately 3,500 square feet also located south of the existing structure. The structures were to be an architectural style of more residential than commercial. Staff has concerns with committing to potential future office development for the Lot 2 and feels the approval of office uses on Lot 2 is premature. The property is located outside the City limits and is not contiguous to allow for annexation. Staff feels moving the future development of the office on the eastern portion of the development to the Kanis Road frontage allows for the rear portion of the site to act as a buffer in the short-term for the adjacent residentially zoned property. Although the proposed use of the property is not consistent with the City's Future Land Use Plan again staff feels by moving the previously approved office square footage away from the rear of the site to the street side allows for more protection of the adjoining properties to the south and east. The previous approval allowed office hours of operation were from 7:30 am to 5:30 pm Monday through Friday. The applicant has not requested a modification to the hours of operation for the new office building. The site plan indicates ten (10) parking spaces to serve the existing office use and fourteen (14) spaces to serve the new office building. The ordinance would typically require the placement of five (5) spaces to serve the existing office building and nine (9) spaces to serve the new office use. No ground signage was approved with the original request only wall signage on each of the buildings. The current request does not include ground signage. Wall signage is proposed as typically allowed in office zones or a maximum of ten percent of the facade area abutting the public street. 7 FILE NO.: Z -7008-B (Co According to Traffic Engineering the center of the 4 -way intersection of the driveway and parking lots should be located 75 feet from the future back of curb. As proposed, it takes only two (2) cars to block access to one (1) of the parking areas. Also only one (1) entry lane should be provided into the development from Kanis Road. Two (2) exits lanes onto Kanis Road can be provided if desired. Staff is generally supportive of the development but has concerns with the development of the Lot 2 portion of the site with office uses. Staff also has concerns with the driveway entering the parking lot. Staff cannot support the application as filed. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated December 1, 2009 requesting a deferral of the item to the January 14, 2010, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. STAFF UPDATE: The applicant and staff are continuing to work to address concerns raised by staff regarding the proposed driveway location on the site plan. Staff will provide the Commission with an update at the January 14, 2010, public hearing concerning this request and their recommendation. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating they and the applicant had met and discussed various options for driveway placement to the site. Staff stated they and the applicant had come to an agreement to allow a full service 0 FILE NO.: Z-7008-B(Cont. drive located along the eastern perimeter of the site and allow an exit only drive along the western perimeter. Staff stated based on the revision to the driveway locations they were now supportive of the request. Staff stated the driveways would require a variance from the Master Street Plan to allow a reduction in the typical spacing requirment. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval to allow a variance from the Master Street Plan concerning the spacing criteria for the drive. Staff presented a recommendation of approval of the applicant's request for a deferral of the required street improvements to Kanis Road for a period of five years, until Phase II or until abutting development occurred, which ever occurred first. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 9 January 14, 2010 ITEM NO.: C NAME: Kanis Office Park Short -form POD LOCATION: Located at 18425 Kanis Road DEVELOPER: Engineering Systems Group LLC 18425 Kanis Road Little Rock, AR 72223 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 LE NO.: Z -7008-B AREA: 2.804 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: POD and R-2, Single-family ALLOWED USES: General and Professional Office and Single-family PROPOSED ZONING: POD PROPOSED USE: General and Professional Office — 3 lot subdivision VARIANCESMAIVERS REQUESTED: 1. A variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. 2. A deferral of the required street improvements to Kanis Road for a period of five years, until Phase II or until adjacent development, whichever occurs first. BACKGROUND: A request was to be heard by the Little Rock Planning Commission on May 3, 2001, for the rezoning of the site from R-2, Single-family to C-1, Neighborhood Commercial. The applicant withdrew his request prior to the public hearing. January 14, 2010 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z -7008-B Ordinance No. 18,918 adopted by the Little Rock Board of Directors on August 19, 2003, rezoned the property from R-2, Single-family to POD and established ESG Short -form POD. The site contained 1.4 acres and located at 18425 Kanis Road. The approval allowed the placement of three (3) structures on the site in three (3) Phases. The first phase consisted of the construction of a small office of approximately 1,000 square feet in area. Additional structures would be constructed with Phase II consisting of a second structure of approximately 1,000 square feet and Phase III a third building with approximately 3,500 square feet. The structures were to be aesthetically pleasing; the architectural style was to be more residential than commercial in design. The approval allowed three (3) employees in the Phase I building with little traffic to the site since most of the activity took place off site at the customer's place of business. Phase II and III buildings were to be marketed to similar type uses. General and professional office users for the buildings were approved. The hours of operation were from 7:30 am to 5:30 pm Monday through Friday. The parking would be phased with the building construction. No ground signage, only wall signage on each of the buildings, was approved. A deferral of street improvements to Kanis Road until Phase III or ten years was requested. The right-of-way as required per the Master Street Plan was to be dedicated at the time of building construction. The proposed site plan also included landscaping as required by the Landscape Ordinance and the Zoning Buffer Ordinance. At this time, only the first building has been constructed. Street improvements to Kanis Road have not been completed. A. PRCPOSAUREOUEST: The developer is now requesting to revise the previously approved POD by expanding the site from 1.4 acres to 2.8 acres to allow development of the site with three (3) lots with immediate plans for buildings on Lots 1 and 3. Lot 2 will be held for future development. The buildings are proposed constructed with materials found in typical residential construction. The development is proposed in two (2) phases. Phase I consists of the existing building as proposed Lot 1 and a second office building as proposed Lot 3. The second phase is development of Lot 2. Phase II will not be developed until the developer is able to annex the site into the corporate limits of the City of Little Rock. The request includes a deferral of the required street improvements for Kanis Road for a period of five (5)years, until Phase II or until adjacent development occurs, whichever occurs first. There does not appear to be a valid Bill of Assurance for the Independence Farms Subdivision available. 0 January 14, 2010 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -7008-B B. EXISTING CONDITIONS: There is an office building constructed on the eastern portion of the site (proposed Lot 1). The building has a brick fagade and was constructed with two office bays. The area to the south is heavily wooded. The structures on the western portion proposed for expansion of the development were recently removed. This section of Kanis Road is primarily residential with homes located on acreage. West of the site, at the intersection of Kanis and Denny Roads, is a church and two (2) commercial businesses, a beauty salon and Plant/Plant which provides plants for commercial businesses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS' PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the centerline. 3. Stormwater detention ordinance applies to this property. 4. All driveways shall be concrete aprons per City Ordinance. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3 January 14, 2010 SUBDIVISION EM NO.: C (Cont. FILE NO.: Z -7008-B 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. The proposed driveway should intersect Kanis Road at a 90 degree angle. The three (3) existing driveways should be removed. 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. The north portion of the site should be redesigned to move the intersection at least 75 feet from the intersection. 11. When the property is annexed, a grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Annexation to the City of Little Rock is required to receive sanitary sewer service. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) may 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). This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas L! January 14, 2010 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: Z -7008-B Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Fire hydrants will be required. Contact the Little Rock Fire Department for additional information. _County Planning: The site is located outside the City limits of the City of Little Rock. Contact Pulaski County Planning for information concerning the required development. CATH: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a revised Short -form POD. This site was previously approved for a Planned Office Development in 2003, but the land use plan was not amended at that time. This area of Kanis Road was studied by staff recently and the consensus at that time was to keep the south side of Kanis Road rural in character. Residential and non-residential uses to the north are proposed to be higher density and more suburban or urban. Densification is proposed on the Plan. While to the south large -lot low intensity uses are recommended, with large -lot residential subdivisions along Longwood Road, Edswood Road and Longway Drive. There have not been any significant changes in the area since this Land Use review. Master Street Plan: Kanis Road is a Minor Arterial. 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 on pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III is shown along 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. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. 5 January 14, 2010 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -7008-B Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average twenty-seven foot (27') street buffer along Kanis Road and in no case to be less than half. Currently, the site is deficient on this minimal requirement. 3. A fifteen foot (15') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 4. The property to the east and the west is zoned residential, therefore, 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 both the eastern and western perimeters of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) The applicant was not present. Staff presented the item stating there were a number of issues related to the site which were in need of addressing prior to the Commission acting on the request. Staff stated the development was proposed in two (2) phases with the construction of an office building in the first phase served by a septic system and development of the second phase upon annexation to the City of Little Rock. Staff noted the site was not contiguous to allow annexation in the near future. Public Works comments were briefly discusses. Staff noted right of way dedications and street construction would be required. Staff stated the design of the existing drive did not meet the current ordinance requirements. Staff stated they would work through this issue with the applicant. January 14, 2010 SUBDIVISION ITEM NO.: C FILE NO.: Z -7008-B Landscaping comments were discussed. Staff stated all landscape and buffer ordinance standards would apply to the future development of the site. Staff stated a landscape plan would be required at the time of development. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan identifying a number of the issues outlined for the November 12, 2009, Subdivision Committee meeting. The revised plan has removed the three (3) existing drives and located a shared drive on the lot line between Lots 1 and 3. The revised site plan identifies Lot 2, the rear lot, for future development and proposing new construction on the lot abutting Kanis Road (Lot 3). The development is proposed in two (2) phases. The first Phase consists of the existing office building located on proposed Lot 1 and construction of a new office building on proposed Lot 3. The existing building contains 2,326 square feet with a 13.2 percent building coverage and Lot 3 is proposed with a new office building containing 3,825 square feet and a 19.4 percent building coverage. All lots are proposed with general and professional office uses as allowable uses. The request includes a deferral of the required street improvements for Kanis Road for a period of five (5) years, until the development of Phase II or until adjacent development occurs, whichever occurs first. Staff is supportive of the deferral request. Staff has concerns with the potential future development of Lot 2 with non-residential uses. The previous approval allowed the placement of three (3) structures on the eastern portion of the site in three Phases containing approximately 5,500 square feet. The first phase allowed the construction of a small office building containing approximately 1,000 square feet which has been built along Kanis Road. Phase II allowed a second building of approximately 1,000 square feet located immediately south of the existing structure and Phase III allowed a third building with approximately 3,500 square feet also located south of the existing structure. The structures were to be an architectural style of more residential than commercial. Staff has concerns with committing to potential future office development for the Lot 2 and feels the approval of office uses on Lot 2 is premature. The property is located outside the City limits and is not contiguous to allow for annexation. Staff feels moving the future development of the office on the eastern portion of the development to the Kanis 7 January 14, 2010 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -7008-B Road frontage allows for the rear portion of the site to act as a buffer in the short-term for the adjacent residentially zoned property. Although the proposed use of the property is not consistent with the City's Future Land Use Plan again staff feels by moving the previously approved office square footage away from the rear of the site to the street side allows for more protection of the adjoining properties to the south and east. The previous approval allowed office hours of operation were from 7:30 am to 5:30 pm Monday through Friday. The applicant has not requested a modification to the hours of operation for the new office building.' The site plan indicates ten (10) parking spaces to serve the existing office use and fourteen (14) spaces to serve the new office building. The ordinance would typically require the placement of five (5) spaces to serve the existing office building and nine (9) spaces to serve the new office use. No ground signage was approved with the original request only wall signage on each of the buildings. The current request does not include ground signage. Wall signage is proposed as typically allowed in office zones or a maximum of ten percent of the fagade area abutting the public street. According to Traffic Engineering the center of the 4 -way intersection of the driveway and parking lots should be located 75 feet from the future back of curb. As proposed, it takes only two (2) cars to block access to one (1) of the parking areas. Also only one (1) entry lane should be provided into the development from Kanis Road. Two (2) exits lanes onto Kanis Road can be provided if desired. Staff is generally supportive of the development but has concerns with the development of the Lot 2 portion of the site with office uses. Staff also has concerns with the driveway entering the parking lot. Staff cannot support the application as filed. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated December 1, 2009 requesting a deferral of the item to the January 14, 2010, public hearing. Staff 0 January 14, 2010 SUBDIVISION ITEM NO.: C Cont. FILE NO.' Z -7008-B stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. STAFF UPDATE: The applicant and staff are continuing to work to address concerns raised by staff regarding the proposed driveway location on the site plan. Staff will provide the Commission with an update at the January 14, 2010, public hearing concerning this request and their recommendation. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating they and the applicant had met and discussed various options for driveway placement to the site. Staff stated they and the applicant had come to an agreement to allow a full service drive located along the eastern perimeter of the site and allow an exit only drive along the western perimeter. Staff stated based on the revision to the driveway locations they were now supportive of the request. Staff stated the driveways would require a variance from the Master Street Plan to allow a reduction in the typical spacing requirrnent. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval to allow a variance from the Master Street Plan concerning the spacing criteria for the drive. Staff presented a recommendation of approval of the applicant's request for a deferral of the required street improvements to Kanis Road for a period of five years, until Phase II or until abutting development occurred, which ever occurred first. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 9 ITEM NO.: 12. Z -7008-B NAME: Kanis Office Park Short -form POD LOCATION: located at 18425 Kanis Road Planninq Staff Comments: 1. Provide notification of all 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 November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. 2. The site plan indicates phase I will be developed with the remainder of the area developed when the property is annexed into the City to receive wastewater treatment from the City. How will the wastewater be handled for the new building prior to annexation? Provide approval from the Pulaski County Health Department concerning the proposed wastewater disposal. 3. The site is located out side the City limits and will not receive City of Little Rock Fire Protection. Provide a letter from the area volunteer fire department stating their knowledge of the project and their ability to serve the development. 4. General note 14 indicates City garbage collection. 5. General note 13 indicates a maximum building height of the C-3 zoning district or 45 -feet. Staff feels this a bit excessive. 6. Are the uses limited to General and Professional Office users? 7. Contact Pulaski County Planning concerning the proposed development since the phase I portion of the development will occur while the property is under the County jurisdiction. Variance/Waivers: None requested. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the centerline. 3. Stormwater detention ordinance applies to this property. 4. All driveways shall be concrete aprons per City Ordinance. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans Item # 12. for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. The proposed driveway should intersect Kanis Road at a 90 degree angle. The three (3) existing driveways should be removed. 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. The north portion of the site should be redesigned to move the intersection at least 75 feet from the intersection. 11. When the property is annexed, a grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Annexation to the City of Little Rock is required to receive sanitary sewer service. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Paint Ener : no comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) may 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). This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. Item # 12. County Planning: The site is located outside the City limits of the City of Little Rock. Contact Pulaski County Planning for information concerning the required development. 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 Residential Low Density for this property. The applicant has applied for a revised Short -form POD. This site was previously approved for a Planned Office Development in 2003, but the land use plan was not amended at that time. This rezoning is in conflict with the Future Land Use Plan and is therefore not appropriate. This area of Kanis Road was studied by staff recently and the consensus at that time was to keep the south side of Kanis Road rural in character. Residential and non- residential uses to the north are proposed to be higher density and more suburban or urban. Densification is proposed on the Plan. While to the south large -lot low intensity uses are recommended, with large -lot residential subdivisions along Longwood Road, Edswood Road and Longway Drive. There have not been any significant changes in the area since this Land Use review. Master Street Plan: Kanis Road is a connections to and through an urban area distance travel within the urbanized area minimize negative effects of traffic on dedication of right-of-way and may require to the site. Minor Arterial. A Minor Arterial provides and their primary function is to provide short Entrances and exits should be limited to pedestrians. These streets may require street improvements for entrances and exits Bicycle Plan: A Class III is shown along 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. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average twenty-seven foot (27') street buffer along Kanis Road and in no case to be less than half. Currently, the site is deficient on this minimal requirement. 3. A fifteen foot (15') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 4. The property to the east and the west is zoned residential, therefore, 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 both the eastern and western perimeters of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Item # 12. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised lat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 19, 2009. Item # 12.