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HomeMy WebLinkAboutZ-7346 Staff AnalysisFILE NO.: Z-7346 NAME: Townsend Short -form PCD LOCATION: 9219 Stagecoach Road DEVELOPER: Vester Townsend 1218 Mission Road North Little Rock, AR 72118 ENGINEER: Richardson Surveying, PLLC P.O. Box 6865 Sherwood, AR 72124-6865 AREA: 2.15 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant VARIAN CESMAIVEIRS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property located at 9219 Stagecoach Road from R-2, Single-family to PCD to allow the existing single-family structure and allow a second structure (a 40 -foot by 70 -foot steel building) to act as a restaurant. The steel building will be connected to the single-family structure with FILE NO.: Z-7346 (Cont. a breezeway. The original structure will be used as a waiting area for customers waiting to be seated, three (3) party rooms for groups that need privacy, office space, and storage. The party rooms should each seat approximately 20 -guests per room. The secondary structure will house the kitchen, scullery and handicap accessible restrooms (approximately 40% of the building) leaving approximately 1680 square feet for seating. The applicant proposes the seating capacity of the secondary structure to be 150 to 160 patrons. The applicant is proposing 57 parking spaces as a part of the development. The applicant is proposing a 5 -foot by 10 -foot double -sided painted steel sign to be located in the front landscaped area. The sign will be lit with floodlighting. The applicant estimates the number of employees to range from twelve (12) to fifteen (15) and the operation hours are from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant proposes the restaurant to be closed on Mondays. EXISTING CONDITIONS: The site contains an occupied single-family structure with single-family homes located to the north and south of the site. A home occupation (a beauty shop) is located in the home to the north. The area to the east of the site is floodplain and floodway. Across Stagecoach Road (to the west) is a mix of uses contained in the Stagecoach Village Development. The Stagecoach Village Development commercial and office uses front Stagecoach Road and the residential portion of the development is located further west. There are single-family homes located to the northwest of the site fronting Stagecoach Road. Other uses in the area include two (2) churches, vacant 0-1 zoned property, and vacant MF -12 zoned property (the site of the Chapel Ridge Apartment proposal) and a major transmission power line. Currently under construction is a Planned Residential Development located west of Stagecoach Road, which includes attached and detached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the application. Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing along with all property owners located within 200 -feet and all residents, who could be identified, located within 300 -feet. 2 FILE NO.: Z-7346 (Cont. 0 E ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 2. 3. 4. 5. 6. 7. 8. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. An updated survey showing the current centerline will be required. Sidewalks with appropriate handicap ramps are required in accordance with the Master Street Plan. The survey must be updated to show the limits of the floodplain and floodway based on current FEMA maps. In accordance with Section 13-62, no encroachments (parking lots) are allowed within the floodway. A grading permit and development permit for special flood hazard area is required prior to construction. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Relocate driveway to the center of the property. The width of driveway must not exceed 36 feet. All driveways shall be concrete aprons per City Ordinance. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering and AHTD prior to construction in the right-of-way. Stormwater detention ordinance applies to this property. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, grease trap required for the restaurant. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 10 -foot utility easement will be required along the north property line. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992-2438. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges for increase in meter size. Fire Department: Place fire hydrants per code Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. 3 Contact the Little Rock Fire FILE NO.: Z-7346 (Cont.) F. ISSUES/TECHNICAL/DESIGN Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a PCD for a restaurant. A Land Use Plan Amendment (LU03-16-01) for a change to Commercial is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The first objective recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. The second objective discourages construction of large, warehouse type facilities, and those of large scale and/or high intensity uses, within the "heart" of the planning area. This application is located outside the "heart" of the study area as described by the Neighborhood Action Plan. Landscape Issues: The interior islands must be at least 7'/2 feet in width to count toward fulfilling landscape ordinance interior requirements. The proposed width appears to be 6 '/2 feet or 7 feet. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 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, southern and eastern perimeters. Credit toward fulfilling this requirement can be given for existing trees and undergrowth that provides the year -around screening required. An irrigation system to water landscaped areas will be required. Prior to obtain a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Building Codes: No comment received. C! FILE NO.: Z-7346 (Co G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) The applicant was not present. Staff stated the applicant had revised the survey to indicate the floodway line. Staff stated they would work with the applicant to resolve any issues prior to the Public Hearing. There being no further discussion of the item, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the comments raised by Staff and the Subdivision Committee. The applicant has indicted parking outside the floodway, as required by city ordinances and has indicated the placement of a sidewalk along Stagecoach Road. The applicant has not however indicated the required landscaping strips along the northern and southern boundaries of the site or within the parking area. With the current parking configuration the parking located along the northern boundary will not allow for two-way traffic lanes. Staff would recommend the area be signed as one-way and connect to the drive lane to the south. The applicant has indicated sufficient parking to meet the minimum typical parking demand. The applicant has indicated 82 on-site parking spaces and the minimum typical parking required would be 49 spaces. The applicant could redesign the parking area to include landscaped islands and sufficient landscaping and still meet the minimum typical parking demand. The applicant has indicated a single ground mounted sign to be located within the front yard area. The applicant has indicated a sign area of five (5) foot by (10) foot or fifty (50) square feet in area. The proposed signage is less than allowable in commercial zones or a maximum sign area not to exceed thirty-six (36) feet in height and one hundred sixty (160) square feet in area. The applicant estimates the number of employees to range from twelve (12) to fifteen (15) and the operation hours are from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant proposes the restaurant to be closed on Mondays. The hours of operation are consistent with the hours of operation of nearby restaurants and should not cause any adverse impact on the surrounding neighborhood. With all this said, Staff is not supportive of the proposed development. Staff has some concern with the commercialization of Stagecoach Road and the change in the Future Land Use Plan and/or zoning for the site when there are vacant areas of commercially zoned property in the area both north and south of the site. In addition there are areas shown on the Future Land Use Plan as Commercial designated areas, which are also currently vacant to the north and south of the site. 5 LE NO.: Z-7346 (Cont. The site is currently shown as Office on the Future Land Use Plan and Staff feels that type development would be a better fit for the area. There are single-family attached homes developing to the west of the site and an application for a multi- family development was recently approved to the south of the site. Staff feels the change in zoning and the Future Land Use Plan amendment are premature. The large area to the north zoned C-3, General Commercial would allow the applicant to simply construct his building and move -in. Although, the applicant has met most of the technical aspects of the site plan staff feels the use is the primary concern of the development. Staff recommends denial of the proposed application as filed. STAFF RECOMMENDATION: Staff recommends denial of the proposed application as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present nor were any objectors present. Staff stated the applicant had requested this item be deferred to the March 20, 2003 Public Hearing. Staff stated the applicant had contracted with a surveyor to establish the floodplain and floodway lines on the site and the relationship to the proposed parking area. Staff stated they were supportive of the request for deferral. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MARCH 20, 2003) Mr. Nate Townsend was present representing the application. There was one objector present. Staff presented the item with a recommendation of denial. Mr. Townsend addressed the Commission of the merits of the application. He stated Grandpa's was a family owned business that had been in business in North Little Rock for 33 years. He stated he chose the Stagecoach area because of the number of customers coming to the site in North Little Rock from Saline County and Southwest Little Rock. He stated the area was in need of a sit-down restaurant. Mr. Townsend stated the desire was to use the existing house and to add a building on to the rear of the structure to give the site a home feel. He stated the desire was to give the appearance of coming to Grandpa's house. Mr. David Henning spoke in opposition of the proposed application. He stated the intent of the Otter Creek Neighborhood Action Plan was not for commercialization of the area. He stated the Land Use Plan was put in place to protect the homes in the area. He 0 FILE NO.: Z-7346 (Cont.) stated the change in the use would not offer any protection to the remaining homes located in the area. Mr. Henning stated the site was adjacent to the floodway. He stated the cities Parks within a Park had identified the floodway as a connection of trails around the city. He stated if the site were rezoned for a restaurant the negative impacts would not only affect the residential units in the area but the park concept as well. There was limited discussion concerning the need for additional commercial property in the area. A motion was made to approve the land use plan amendment as filed. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. A motion was made to approve the rezoning request. The motion failed by a vote of 4 ayes, 5 noes and 2 absent. 7 March 20, 2003 ITEM NO.: B.1 NAME: Townsend Short -form PCD LOCATION: 9219 Stagecoach Road DEVELOPER: Vester Townsend 1218 Mission Road North Little Rock, AR 72118 ENGINEER: Richardson Surveying, PLLC P.O. Box 6865 Sherwood, AR 72124-6865 FILE NO.: Z-7346 AREA: 2.15 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property located at 9219 Stagecoach Road from R-2, Single-family to PCD to allow the existing single-family structure and allow a second structure (a 40 -foot by 70 -foot steel building) to act as a March 20, 2003 SUBDIVISION NO.: B.1 (Cont.) FILE NO.: Z-7346 restaurant. The steel building will be connected to the single-family structure with a breezeway. The original structure will be used as a waiting area for customers waiting to be seated, three (3) party rooms for groups that need privacy, office space, and storage. The party rooms should each seat approximately 20 -guests per room. The secondary structure will house the kitchen, scullery and handicap accessible restrooms (approximately 40% of the building) leaving approximately 1680 square feet for seating. The applicant proposes the seating capacity of the secondary structure to be 150 to 160 patrons. The applicant is proposing 57 parking spaces as a part of the development. The applicant is proposing a 5 -foot by 10 -foot double -sided painted steel sign to be located in the front landscaped area. The sign will be lit with floodlighting. The applicant estimates the number of employees to range from twelve (12) to fifteen (15) and the operation hours are from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant proposes the restaurant to be closed on Mondays. B. EXISTING CONDITIONS: The site contains an occupied single-family structure with, single-family homes located to the north and south of the site. A home occupation (a beauty shop) is located in the home to the north. The area to the east of the site is floodplain and floodway. Across Stagecoach Road (to the west) is a mix of uses contained in the Stagecoach Village Development. The Stagecoach Village Development commercial and office uses front Stagecoach Road and the residential portion of the development is located further west. There are single-family homes located to the northwest of the site fronting Stagecoach Road. Other uses in the area include two (2) churches, vacant 0-1 zoned property, and vacant MF -12 zoned property (the site of the Chapel Ridge Apartment proposal) and a major transmission power line. Currently under construction is a Planned Residential Development located west of Stagecoach Road, which includes attached and detached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the application. Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing along with all property owners located within 200 -feet and all residents, who could be identified, located within 300 -feet. 2 March 20, 2003 SUBDIVISION ITEM NO.: B.1(Cont.)FILE NO.: Z-7346 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. An updated survey showing the current centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with the Master Street Plan. 3. The survey must be updated to show the limits of the floodplain and floodway based on current FEMA maps. In accordance with Section 13-62, no encroachments (parking lots) are allowed within the floodway. 4. A grading permit and development permit for special flood hazard area is required prior to construction. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Relocate driveway to the center of the property. The width of driveway must not exceed 36 feet. 6. All driveways shall be concrete aprons per City Ordinance. 7. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering and AHTD prior to construction in the right-of-way. 8. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, grease trap required,for the restaurant. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 10 -foot utility easement will be required along the north property line. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992-2438. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges for increase in meter size. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. 3 March 20, 2003 SUBDIVISION ITEM NO.: B.1 (Co CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z-7346 Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a PCD for a restaurant. A Land Use Plan Amendment (LU03-16-01) for a change to Commercial is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The first objective recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. The second objective discourages construction of large, warehouse type facilities, and those of large scale and/or high intensity uses, within the "heart" of the planning area. This application is located outside the "heart" of the study area as described by the Neighborhood Action Plan. Landscape Issues: The interior islands must be at least 7 Y2 feet in width to count toward fulfilling landscape ordinance interior requirements. The proposed width appears to be 6 Y2 feet or 7 feet. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 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, southern and eastern perimeters. Credit toward fulfilling this requirement can be given for existing trees and undergrowth that provides the year -around screening required. An irrigation system to water landscaped areas will be required. Prior to obtain a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Building Codes: No comment received. 4 March 20, 2003 SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z-7346 G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) The applicant was not present. Staff stated the applicant had revised the survey to indicate the floodway line. Staff stated they would work with the applicant to resolve any issues prior to the Public Hearing. There being no further discussion of the item, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the comments raised by Staff and the Subdivision Committee. The applicant has indicted parking outside the floodway, as required by city ordinances and has indicated the placement of a sidewalk along Stagecoach Road. The applicant has not however indicated the required landscaping strips along the northern and southern boundaries of the site or within the parking area. With the current parking configuration the parking located along the northern boundary will not allow for two-way traffic lanes. Staff would recommend the area be signed as one-way and connect to the drive lane to the south. The applicant has indicated sufficient parking to meet the minimum typical parking demand. The applicant has indicated 82 on-site parking spaces and the minimum typical parking required would be 49 spaces. The applicant could redesign the parking area to include landscaped islands and sufficient landscaping and still meet the minimum typical parking demand. The applicant has indicated a single ground mounted sign to be located within the front yard area. The applicant has indicated a sign area of five (5) foot by (10) foot or fifty (50) square feet in area. The proposed signage is less than allowable in commercial zones or a maximum sign area not to exceed thirty-six (36) feet in height and one hundred sixty (160) square feet in area. The applicant estimates the number of employees to range from twelve (12) to fifteen (15) and the operation hours are from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant proposes the restaurant to be closed on Mondays. The hours of operation are consistent with the hours of operation of nearby restaurants and should not cause any adverse impact on the surrounding neighborhood. With all this said, Staff is not supportive of the proposed development. Staff has some concern with the commercialization of Stagecoach Road and the change in the Future Land Use Plan and/or zoning for the site when there are vacant areas of commercially zoned property in the area both north and south of the site. In 5 March 20, 2003 SUBDIVISION ITEM NO.: B.1 (Cont.) FILE NO.: Z-7346 addition there are areas shown on the Future Land Use Plan as Commercial designated areas, which are also currently vacant to the north and south of the site. The site is currently shown as Office on the Future Land Use Plan and Staff feels that type development would be a better fit for the area. There are single-family attached homes developing to the west of the site and an application for a multi- family development was recently approved to the south of the site. Staff feels the change in zoning and the Future Land Use Plan amendment are premature. The large area to the north zoned C-3, General Commercial would allow the applicant to simply construct his building and move -in. Although, the applicant has met most of the technical aspects of the site plan staff feels the use is the primary concern of the development. Staff recommends denial of the proposed application as filed. STAFF RECOMMENDATION: Staff recommends denial of the proposed application as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present nor were any objectors present. Staff stated the applicant had requested this item be deferred to the March 20, 2003 Public Hearing. Staff stated the applicant had contracted with a surveyor to establish the floodplain and floodway lines on the site and the relationship to the proposed parking area. Staff stated they were supportive of the request for deferral. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. LANNING COMMISSION ACTION: (MARCH 20, 2003) Mr. Nate Townsend was present representing the application. There was one objector present. Staff presented the item with a recommendation of denial. Mr. Townsend addressed the Commission of the merits of the application. He stated Grandpa's was a family owned business that had been in business in North Little Rock for 33 years. He stated he chose the Stagecoach area because of the number of customers coming to the site in North Little Rock from Saline County and Southwest Little Rock. He stated the area was in need of a sit-down restaurant. Mr. Townsend 2 March 20, 2003 SUBDIVISION ITEM NO.: B.1 (Cont.) FILE NO.: Z-7346 stated the desire was to use the existing house and to add a building on to the rear of the structure to give the site a home feel. He stated the desire was to give the appearance of coming to Grandpa's house. Mr. David Henning spoke in opposition of the proposed application. He stated the intent of the Otter Creek Neighborhood Action Plan was not for commercialization of the area. He stated the Land Use Plan was put in place to protect the homes in the area. He stated the change in the use would not offer any protection to the remaining homes located in the area. Mr. Henning stated the site was adjacent to the floodway. He stated the cities Parks within a Park had identified the floodway as a connection of trails around the city. He stated if the site were rezoned for a restaurant the negative impacts would not only affect the residential units in the area but the park concept as well. There was limited discussion concerning the need for additional commercial property in the area. A motion was made to approve the land use plan amendment as filed. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. A motion was made to approve the rezoning request. The motion failed by a vote of 4 ayes, 5 noes and 2 absent. 7 March 20, 2003 ITEM NO.: B.1 NAME: Townsend Short -form PCD LOCATION: 9219 Stagecoach Road DEVELOPER: Vester Townsend 1218 Mission Road North Little Rock, AR 72118 ENGINEER: Richardson Surveying, PLLC P.O. Box 6865 Sherwood, AR 72124-6865 AREA: 2.15 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant FT. NEW STREET: 0 VARIAN CESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: LE NO.: Z - The applicant proposes to rezone the property located at 9219 Stagecoach Road from R-2, Single-family to PCD to allow the existing single-family structure and allow a second structure (a 40 -foot by 70 -foot steel building) to act as a March 20, 2003 SUBDIVISION ITEM NO.: B.1 (Cont. FILE NO.: Z-7346 restaurant. The steel building will be connected to the single-family structure with a breezeway. The original structure will be used as a waiting area for customers waiting to be seated, three (3) party rooms for groups that need privacy, office space, and storage. The party rooms should each seat approximately 20 -guests per room. The secondary structure will house the kitchen, scullery and handicap accessible restrooms (approximately 40% of the building) leaving approximately 1680 square feet for seating. The applicant proposes the, seating capacity of the secondary structure to be 150 to 160 patrons. The applicant is proposing 57 parking spaces as a part of the development. The applicant is proposing a 5 -foot by 10 -foot double -sided painted steel sign to be located in the front landscaped area. The sign will be lit with floodlighting. The applicant estimates the number of employees to range from twelve (12) to fifteen (15) and the operation hours are from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant proposes the restaurant to be closed on Mondays. B. EXISTING CONDITIONS: The site contains an occupied single-family structure with. single-family homes located to the north and south of the site. A home occupation (a beauty shop) is located in the home to the north. The area to the east of the site is floodplain and floodway. Across Stagecoach Road (to the west) is a mix of uses contained in the Stagecoach Village Development. The Stagecoach Village Development commercial and office uses front Stagecoach Road and the residential portion of the development is located further west. There are single-family homes located to the northwest of the site fronting Stagecoach Road. Other uses in the area include two (2) churches, vacant 0-1 zoned property, and vacant MF -12 zoned property (the site of the Chapel Ridge Apartment proposal) and a major transmission power line. Currently under construction is a Planned Residential Development located west of Stagecoach Road, which includes attached and detached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the application. Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing along with all property owners located within 200 -feet and all residents, who could be identified, located within 300 -feet. E March 20, 2003 SUBDIVISION ITEM NO.: B.1 (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z-7346 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. An updated survey showing the current centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with the Master Street Plan. 3. The survey must be updated to show the limits of the floodplain and floodway based on current FEMA maps. In accordance with Section 13-62, no encroachments (parking lots) are allowed within the floodway. 4. A grading permit and development permit for special flood hazard area is required prior to construction. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Relocate driveway to the center of the property. The width of driveway must not exceed 36 feet. 6. All driveways shall be concrete aprons per City Ordinance. 7. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering and AHTD prior to construction in the right-of-way. 8. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, grease trap required for the restaurant. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 10 -foot utility easement will be required along the north property line. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992-2438. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges for increase in meter size. Fire Department: Place fire hydrants per code. Department at 918-3752 for additional details. County Planning: No comment received. 3 Contact the Little Rock Fire 0 March 20, 2003 SUBDIVISION ITEM NO.: B.1 Cont. FILE NO.: Z-7346 CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a PCD for a restaurant. A Land Use Plan Amendment (LU03-16-01) for a change to Commercial is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The first objective recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. The second objective discourages construction of large, warehouse type facilities, and those of large scale and/or high intensity uses, within the "heart" of the planning area. This application is located outside the "heart" of the study area as described by the Neighborhood Action Plan. Landscape Issues: The interior islands must be at least 7'/2 feet in width to count toward fulfilling landscape ordinance interior requirements. The proposed width appears to be 6 Y2 feet or 7 feet. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. - 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, southern and eastern perimeters. Credit toward fulfilling this requirement can be given for existing trees and undergrowth that provides the year -around screening required. An irrigation system to water landscaped areas will be required. Prior to obtain a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Building Codes: No comment received. 4 March 20, 2003 SUBDIVISION ITEM NO.: B.1 (Cont. FILE NO.: Z-7346 G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003) The applicant was not present. Staff stated the applicant had revised the survey to indicate the floodway line. Staff stated they would work with the applicant to resolve any issues prior to the Public Hearing. There being no further discussion of the item, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the comments raised by Staff and the Subdivision Committee. The applicant has indicted parking outside the floodway, as required by city ordinances and has indicated the placement of a sidewalk along Stagecoach Road. The applicant has not however indicated the required landscaping strips along the northern and southern boundaries of the site or within the parking area. With the current parking configuration the parking located along the northern boundary will not allow for two-way traffic lanes. Staff would recommend the area be signed as one-way and connect to the drive lane to the south. The applicant has indicated sufficient parking to meet the minimum typical parking demand. The applicant has indicated 82 on-site parking spaces and the minimum typical parking required would be 49 spaces. The applicant could redesign the parking area to include landscaped islands and sufficient landscaping and still meet the minimum typical parking demand. The applicant has indicated a single ground mounted sign to be located within the front yard area. The applicant has indicated a sign area of five (5) foot by (10) foot or fifty (50) square feet in area. The proposed signage is less than allowable in commercial zones or a maximum sign area not to exceed thirty-six (36) feet in height and one hundred sixty (160) square feet in area. The applicant estimates the number of employees to range from twelve (12) to fifteen (15) and the operation hours are from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant proposes the restaurant to be closed on Mondays. The hours of operation are consistent with the hours of operation of nearby restaurants and should not cause any adverse impact on the surrounding neighborhood. With all this said, Staff is not supportive of the proposed development. Staff has some concern with the commercialization of Stagecoach Road and the change in the Future Land Use Plan and/or zoning for the site when there are vacant areas of commercially zoned property in the area both north and south of the site. In 61 March 20, 2003 SUBDIVISION ITEM NO.: B.1 (Cont. FILE NO.: Z-7346 addition there are areas shown on the Future Land Use Plan as Commercial designated areas, which are also currently vacant to the north and south of the site. The site is currently shown as Office on the Future Land Use Plan and Staff feels that type development would be a better fit for the area. There are single-family attached homes developing to the west of the site and an application for a multi- family development was recently approved to the south of the site. Staff feels the change in zoning and the Future Land Use Plan amendment are premature. The large area to the north zoned C-3, General Commercial would allow the applicant to simply construct his building and move -in. Although, the applicant has met most of the technical aspects of the site plan staff feels the use is the primary concern of the development. Staff recommends denial of the proposed application as filed. STAFF RECOMMENDATION: Staff recommends denial of the proposed application as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present nor were any objectors present. Staff stated the applicant had requested this item be deferred to the March 20, 2003 Public Hearing. Staff stated the applicant had contracted with a surveyor to establish the floodplain and floodway lines on the site and the relationship to the proposed parking area. Staff stated they were supportive of the request for deferral. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 6 February 6, 2003 ITEM NO.: 11.1 NAME: Townsend Short -form PCD LOCATION: 9219 Stagecoach Road DEVELOPER: Vester Townsend 1218 Mission Road North Little Rock, AR 72118 AREA: 2.15 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant FILE NO.: Z-7 ENGINEER: FT. NEW STREET: 0 VARIANCESIWAIVERS REQUESTED: None requested. The applicant has requested this item to be deferred to the March 20, 2003 Public Hearing. The applicant has contracted with a surveyor to establish the floodplain and floodway lines on the site and the relationship to the proposed parking area. Subdivision Committee Comments Item No. 11 Townsend Short -form PCD Planning Staff Comments: January 16, 2003 Z-7346 1. Provide the limits of the floodway on the site plan. 2. All parking areas and drives must be constructed of a hard surface material. 3. Relocate the parking area out of the floodway. 4. Any additional site lighting must be low level and directional, directed away from residentially zoned properties. 5. Provide the building setbacks for all property lines. 6. Provide notice form with affidavit executed. Variance/ Waivers: None requested. Public Works: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. An updated survey showing the current centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with the Master Street Plan. 3. The survey must be updated to show the limits of the floodplain and floodway based on current FEMA maps. In accordance with Section 13-62, no encroachments (parking lots) are allowed within the floodway. 4. A grading permit and development permit for special flood hazard area is required prior to construction. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. Relocate driveway to the center of the property. The width of driveway must not exceed 36 feet. 6. All driveways shall be concrete aprons per City Ordinance. 7. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering and AHTD prior to construction in the right-of- way. 8. Stormwater detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer available, grease trap required for the restaurant. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: A 10 -foot utility easement will be required along the north property line. -75 Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional and/or larger meter(s) are required at 992-2438. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges for increase in meter size. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATH: No comment received. Planning Division: Landscape Issues: The plan submitted does not allow for the required nine (9) foot wide land use buffers along the northern and southern perimeters of the site. The Landscape Ordinance also requires a nine (9) foot wide landscape strip (6.7 feet with transfers) along the northern and southern perimeters of the site. 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, southern and eastern perimeters. Credit toward fulfilling this requirement can be given for existing trees and undergrowth that provides the year -around screening required. An irrigation system to water landscaped areas will be required. Prior to obtain a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. The plan submitted does not provide for the interior landscaping required by the Landscape Ordinance. Eight (8) percent of the interior of the vehicular use area must be landscaped with interior islands of at least 150 square feet in area and 7 Y2 feet in width. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Revised platiplarr Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, January 22, 2003.