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HomeMy WebLinkAboutZ-7364 Staff AnalysisMarch 20, 2003 ITEM NO.: 10.1 NAME: Bowman Market Place Long -form PCD LOCATION: Northwest corner of Kanis Road and Bowman Road DEVELOPER: Weiner/Schlosser Ventures, IV, Inc. 520 Post Oak Boulevard Huston, TX 77027 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FILE NO.: Z-7364 AREA: 20.322 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, 0-3, R-2, POD ALLOWED USES: General Commercial, Office and Single-family PROPOSED ZONING: PCD PROPOSED USE: General Commercial VARIAN CESMAIVERS REQUESTED: Variance to the Land Alteration Ordinance to allow an increase in the maximum height of a cut. BACKGROUND: Ordinance No. 15,163 of the City of Little Rock rezoned the POD zoned property within the proposed development from 0-3 and C-3 to PCD on September 3, 1986. The applicant proposed the development of a commercial shopping center on the site, which March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z-7364 contained approximately 7 acres. The shopping center was proposed as a 63,657 square foot commercial building with approximately 242 parking spaces. On October 17, 1989 the Board of Directors approved a one-year time extension for the development of the site. On September 7, 1999 the Board of Directors approved Ordinance No. 18,095 to rezone the site from PCD to POD and established McShane — Long -form POD. The applicant proposed the placement of an assisted senior living center and associated office buildings. The proposed living center was to be three (3) stories in height with approximately 120,000 square feet of floor area. The living center would be located within the northern two-thirds of the property and contain 136 rooms. The applicant also proposed the placement of an office building adjacent to Kanis Road. The office building was to be utilized by the living center and medical facilities and other associated office uses to support the living center The Board of Directors rezoned the C-3 zoned portion of the site from various zoning classifications to C-3 on October 20, 1998 (Ordinance No. 17,850). There were conditions placed on the rezoning request as follows: There was to be no building constructed in the 150 foot by 150 foot area directly at the southeast corner of the proposed C-3 zoned property and the property proposed for C-3 zoning was to be limited to two driveways onto Kanis Road. The eastern drive, located approximately 200 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. A. PROPOSAUREQUEST: The applicant proposes a three (3) lot plat and to rezone the site from various zoning classifications to PCD to allow the construction of three commercial buildings. The building to be place on Lot 1 is an 116,000 square foot Lowe's store, on Lot 2 a 68,600 square foot retail center and on Lot 3 a 14,000 square foot retail center. The applicant also proposes to rework the Wal-Mart entrance onto Bowman Road along with the traffic signal to allow four exiting lanes with one entrance lane. The applicant is also proposing the placement of a traffic signal at the new Lowe's entrance on Bowman Road. The applicant has conducted a traffic study to determine the need for the addition of the traffic signal. The existing truck entrance south of "Just for Feet" will be eliminated. The driveway apron will be reconfigured and used as a right in, right -out for the retail/restaurant pad. The applicant is requesting a variance on the west side of Lowe's for the cut slope. The maximum height of the cut in this area will be approximately 40 feet 2 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont.) FILE NO.: Z-7364 to 45 feet. The applicant is proposing the placement of a segmental block retaining wall with a maximum of 15 feet in height with 10 foot horizontal between the walls for plantings. A 40 -foot open space (undisturbed) buffer will be maintained adjacent to the residential area to the west. The applicant has indicated other areas of the site will have cuts and fills that will approach 30 feet. The applicant proposes to utilize the placement of segmental block retaining walls in these areas as well. B. EXISTING CONDITIONS: The site contains a nursery greenhouse, two single-family residences and vacant tree covered lands. Other uses in the area are a strip retail center located on the northeast corner of Bowman and Kanis Roads (Creekwood Plaza), a nonconforming liquor store located on the southeast corner of Bowman and Kanis Roads and a strip retail center containing neighborhood commercial uses (drycleaners, sandwich shop) on the southwest corner of Bowman and Kanis Roads. Kanis Road in this area has not been improved to Master Street Plan Standards. Bowman Road adjacent to he site has not been improved but the development across Kanis Road (Creekwood Plaza) has installed Y2 street improvements. The intersection of Bowman and Kanis Roads was recently improved and a traffic signal added. There is a single-family subdivision located to the west of the site with the homes backing up to the proposed development. Vacant lands are adjacent to Kanis Road further west of the site and adjacent to the subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The John Barrow and the Timber Ridge/Point West/Gibralter Heights Neighborhood Associations, all residents who could be identified located within 300 feet of the site and all owners of property located within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman and Kanis Roads are classified on the Master Street Plan as minor arterials. A minimum dedication of right-of-way 45 feet from centerline will be required. Additional right-of-way will be required to accommodate turn lanes. A 20 feet radial dedication of right-of-way is required at the intersection of the arterials. 3 March 20, 2003 SUBDIVISION ITEM NO.: 10.1(Cont.)_FILE NO.: Z-7364 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A Sketch Grading and Drainage Plan will be required per Sec. 29-186 (e). At a minimum, provide cross sections showing maximum cut and fill sections and stormwater flows entering and leaving the property, and location of proposed stormwater detention facilities. 5. Contact the ADEQ for approval prior to start of work. 6. The developer proposes construction of a traffic signal at the new Bowman Road entrance. The design must be provide approved by Traffic Engineering and provided for coordination of other signals on Bowman. The signal is not to be activated until traffic warrants are met for this intersection. 7. Comments and discussion concerning the review of the Traffic Study are as follows: Due to concerns about how this development might worsen area traffic congestion, the developer prepared a traffic study that analyzed both the existing traffic conditions and projected traffic as a result of this development. The study suggested several improvements along Bowman Road between Markham and Kanis Streets in the vicinity of the development that would help mitigate the increased traffic. These improvements included improvements to the existing Wal-Mart Drive at Hermitage Road, additional lanes along Bowman Road, and improvements to Kanis Road and the Bowman and Kanis intersection. Public Works reviewed and agreed with most of the study's findings, recommendations and conclusions. The one exception Public Works takes to the study is that it fails to make recommendations to mitigate longer delays from projected traffic at the most poorly -performing intersections. The study analyzed level of service ratings for various traffic movements at area intersections. Level of service rating is a measure of the delay drivers will experience at an intersection, which is further, an indicator of discomfort, frustration, fuel consumption and lost travel time. Several intersection movements were found at current traffic levels to operate at the lowest level of service F (delay of greater than 80 seconds) and the study projected the intersections would remain at that same level of service with the March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z-7364 additional traffic. When this occurred, the study recommended no improvements under the reasoning that the intersection is already level of service F and would remain so under projected traffic conditions. Public Works believes such an analysis is faulty because it fails to recognize the additional driver discomfort that will result solely because of increase traffic from this development. For example, the north bound left turn movement at the Chenal and Bowman intersection currently operates at level of service F because there is a 136 second delay per vehicle. Under projected traffic conditions the movement will continue to operate at level of service F but the corresponding delay increases to 188 seconds. Public Works believes that the development should not proceed if it results in additional delays. The following table lists Public Works' assessment of additional improvements needed to moderate traffic congestion in the area within the study area. Without these improvements, the development will result in additional traffic delays. Intersection Needed Improvement Construct an Reasons Projected left -turn Chenal Pkwy. — additional NB volume of 301 during Bowman Rd. left -turn bay PM peak hour cannot (250ft in be accommodated length, using one left -turn considering bay. This movement future growth) already operates at Level of Service F. Adding more volume will increase the delay from 136 sec. to 188 sec. per vehicle. With the proposed dual -left turn lane, the intersection LOS will improve from F to D. 0 Problems if not improved Without dual left -turn lanes, the queue in the left -turn bay will extend to the thru lane during every cycle of the peak hour, thereby shutting down one of the thru lanes completely and reducing the adjacent lane capacity by as much as 50%. This has the same effect as that of a lane closure during construction work. When the thru lane is blocked, vehicles that are going straight will try to switch lanes, which causes sideswipe accidents. Longer queues will develop in thru lanes, which creates gridlock by blockin og ther intersections. • March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z-7364 Intersection Needed Reasons Problems if not improved Improvement Chenal Construct NB Intersection capacity With the present geometry, Pkwy. — right -turn lane will improve when even though right -turn -on -red is Bowman Rd. (150 ft.) vehicles waiting to allowed, it just takes 5 cars in turn are separated the thru lane to block this from thru lanes. The movement. When this happens, advantage is even delay for the NB right -turn more in the case of movement as well as the total Kanis Rd. - Bowman Rd. Bowman Rd. — Wal-Mart Dr. Construct an additional SB left -turn bay (250 ft. length, considering future growth) Extend length of EB left -turn lanes to 250 ft. length right -turn lanes intersection delay is increased. because the vehicles can turn right on red. Presently, there is no exclusive right -turn lane. Projected left -turn Without dual left -turn lanes, the volume of 291 during queue in the left -turn bay will PM peak hour cannot extend to the thru lane every be accommodated cycle during peak hour, thereby using one left -turn shutting down one of the thru bay. This movement lanes completely. This reduces already operates at the capacity of Bowman Rd. Level of Service F. significantly. When the thru lane Adding more volume is blocked, vehicles that are will increase the going straight will try to switch delay from 204 sec. lanes, which causes sideswipe to 338 sec. per accidents. Longer queues will vehicle. With the develop in thru lanes, which proposed creates gridlock by blocking improvements, the other intersections. intersection LOS will from D to C. _improve Projected traffic Shorter turn lanes block thru volume of 290 cannot traffic because the queue in turn be accommodated lanes extends to thru-lanes. with 100 ft. long turn When there are vehicles waiting lanes. in the thru lanes, the N intersection capacity is reduced significantly because the thru- lane is blocked. March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont.) Intersection Needed Improvement Chenal Extend length Pkwy — of WB left - Autumn Rd. turn bay. Kanis Rd. Complete (West of street Bowman) improvements to city standards both sides adjacent to proposed project. FILE NO.: Z-7364 Reasons Problems if not improved Projected left -turn Without a long left -turn lane, the volume of 325 is too queue in the left -turn bay will high for the existing extend to the thru lane during 140 ft. long left -turn every cycle of the peak hour, bay. Due to geometry thereby shutting down one of restrictions, an the thru lanes completely and additional left -turn reducing the adjacent lane bay cannot be built. capacity by as much as 50%. However, extending This has the same effect as that the length to 300 ft. of a lane closure during will help solve some construction work. When the of the problems. thru lane is blocked, vehicles that are going straight will try to switch lanes, which causes sideswipe accidents. Longer queues will develop in thru lanes, which creates gridlock by blocking other intersections. The current two-lane If the street is not improved, section is inadequate there will be long queues at .the to handle the intersection and the traffic will expected traffic back up beyond driveways volume. Both sides of resulting in congestion. the street need to be built to city standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site. Easements must be retained or sewer mains relocated to serve all lots. Contact Little Rock Wastewater at 688-1414 for additional information. Enter : Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. 7 . March 20, 2003 SUBDIVISION ITEM NO.: 10.1(Cont.)FILE NO.: Z-7364 Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department- Contact the Little Rock Fire Department (918-3752) and Central Arkansas Water Department (992-2438) concerning the placement of fire hydrants. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSU ESITEC H N ICALJDES I G N: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for a new retail development. A Land Use Plan amendment for a change to Commercial is a separate item on this agenda (LU03-18-01). City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development Goal calls for the preservation of existing topography, trees and green space as possible. The plan also contains objectives that supports the adoption of a plan for Kanis Road, and encourages all commercial and office development in the community to be subject to neighborhood input prior to City approval. An Action Statement under the Office and Commercial Development Goal recommends the aggressive use of Planned Zoning Districts to influence more neighborhood -friendly and better quality development. . March 20, 2003 SUBDIVISION NO.: 10.1 Cont. FILE NO.: Z-7364 Landscape: The proposed western perimeter landscape strip of Lot 3 width drops below the six feet and nine inch minimum allowed by the Landscape ordinance. A variance of this requirement would require City Beautiful Commission approval. Interior landscaping must comprise at least eight percent of the interior of the on- site vehicular use area. Interior islands must be at least 7'h feet in width and 150 square feet in area to count toward fulfilling interior landscaping requirements. An irrigation system to water landscaped areas will be required. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT Mr. Dickson Flake, Mr. Joe White and Mr. application. Staff stated the proposed northwest corner of Bowman and Kanis commercial and office uses and shown Future Land Use Plan. (February 27, 2003) Weiner were present representing the development was located on the Road on a site currently zoned for as Mixed Office Commercial on the Staff stated there were additional items necessary to complete the review process. Staff requested the days and hours of operation of the new businesses. Staff also requested the location of the dumpster or trash compactor and the hours of compacting. Staff stated the proposed parking more than exceeded the typical minimum parking requirements for a development of this type with the exception of the proposed Lot 3. Staff stated if Lot 3 were developed as a restaurant use, the typical required parking would be approximately 30 spaces short. Staff stated they did not see a problem with the reduced number of spaces since there was sufficient parking in other areas and the site most likely would not be entirely developed as a restaurant use. Landscaping comments were addressed. Staff stated the area set aside for Lot 3 dropped below the minimum allowed by the Landscape Ordinance. Staff stated all interior landscaping must comprise at least eight percent of the interior of the on-site vehicular use area. Staff stated landscape islands must be at least 7 'h feet in width and 150 square feet in area to count toward fulfilling interior landscaping requirements. Public Works comments had not been completed and were not discussed in detail. 9 . ,March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (C FILE NO.: Z-7364 Staff stated the nearby residents were a very important consideration. Staff also stated the site was not shown on the Future Land Use Plan as a pure commercial site. Staff stated the site was reviewed not so long ago for a furniture store to locate on the site. Staff stated that use was acceptable because a furniture store was considered commercial but not an intensive commercial use. After the discussion, the Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. The applicant has also addressed several of Public Works concerns, which were given to the applicant after the Subdivision Committee meeting. The applicant has indicated the Lowe's Store will use a trash compactor. The compactor has been located in the rear of the building. The applicant is currently performing sound checks to determine if noise will be ars issue. The applicant has stated the hours of garbage callection will be from 7:00 am to 6:00 pm. Staff would suggest these hours be placed on the compacting as well. Staff has some concerns of the noise level of the compactor and the interference with the quality of life of the abutting the single-family neighborhood to the west. The applicant has indicated dumpster locations on the two other lots as well. On Lot 2, the dumpster will be located near Bowman Road. The applicant has indicated screening will be installed per the current ordinance requirement- or screened on three sides at least two (2) feet above the finished level of the dumpster. The third dumpster will be located on Lot 3 near western property line and just south of the "Just for Feet" store. The applicant has also indicated screening per the current city ordinance. The applicant has also indicated any site lighting will be low level and directional, directed away from residentially zoned properties. The applicant has also indicated the site will sit approximately 30 -feet below the adjoining subdivision to the west. The applicant has also indicated the site will be built up at the intersection of Bowman and Kanis Roads. The applicant has stated there will be minimal spill over of lighting from the site to the adjoining properties. The applicant has indicated the hours of operation for the Lowe's will be 24 -hours per day seven (7) days per week. The retaillrestaurant hours are proposed from 5:00 am to 1:00 am also seven days per week. Staff has concerns with the late hour of operation. Staff would question if the site will experience customer traffic 10 - March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont. FILE NO.: Z - to the site 24 -hours per day or if there will be stocking taking place during the nontraditional business hours. If stocking is the case then staff would also have concerns with noise from the site with employees moving items with a forklift and the banging of pallets. Although the Wal-Mart store is a 24-hour store staff does not believe it appropriate to add an additional 24-hour store to the area. The hours of operation for the shopping center to the east were recently revised to allow for a 12:00 am closing time. Staff feels this more appropriate for the area. The applicant has addressed most of the landscaping issues raised by Staff. The applicant is also proposing the placement of a 40 -foot buffer along the western perimeter of the site adjoining the single-family subdivision. Currently there is a 40 -foot buffer located behind the Wal-Mart and Sam's stores. This buffer Would be a continuation of the existing. The applicant has stated the buffer will be maintained as an undisturbed natural buffer. Although the applicant has tried to meet the concerns of Staff raised from a technical aspect Staff has some major concerns with the use of the site. The Future Land Use Plan designates this site as Mixed Office Commercial. The Kanis Corridor Committee reviewed this section of the roadway and made a recommendation for the Future Land Use Plan of Mixed Office Commercial as the desired development pattern at this intersection less than five (5) years ago. Staff feels the site should develop as shown and an overabundance of commercial uses Should not be located in this area. Currently the infrastructure is not in place, namely the roadways, for a development of this magnitude to take place. As indicated in Public Works Traffic comments there are several intersections in the area, which operate at a Level of Service of D and F. These being the two (2) worst ratings possible. Staff does not feel comfortable adding to this already bad situation of traffic delays and congestion with the development of this 20+ acre site as a pure commercial development. STAFF RECOMMENDATION: Staff recommends denial of the proposed application as filed. PLANNING COMMISSION ACTION: (MARCH 20, 2003) Mr. Dickson Flake, Mr. Andy Weiner, Mr. Joe White and Mr. Ernie Peters were present representing the application. There were objectors present. Staff presented the item with a recommendation of denial. Staff stated the applicant had performed a traffic study of the area and congestion was a big concern. Staff stated the traffic impact in the area would cause significant delays for motorist. Staff stated the traffic study indicated a level of service F currently existed 11 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7364 and as a result of the project the Level of Service would remain an F. Staff stated they would like to clarify by saying once an intersection reached the F rating there was no further down to go. Staff stated the delays at some intersections would result in an additional one (1) minute for motorist. Staff stated the applicant had agreed to site improvements on the roads adjoining their property but had also agreed to some off site improvements. Staff stated the Commission could request but not demand off site improvements with the development. Mr. Dickson Flake addressed the Commission on behalf of the applicant. He stated the development only proposed one entrance to the site from Kanis Road and the second drive was to be a service drive. He stated the applicant had agreed to a 40 -foot buffer along the rear of the property to protect the residents to the west. Mr. Flake stated the site would require a large cut and movement of a large amount of dirt on the site. Mr. Flake stated the applicant was requesting a variance to the Land Alteration Ordinance to allow two 15 -foot walls and with a 10 -foot shelf for plantings. Mr. Flake stated there would also be an eight (8) foot opaque fence at the top of the wall. Mr. Flake stated the elevation of Lowe's would be somewhat lower than the residences to the west. He stated the top of the building including the parapet would be below the homes by 15 -feet. He stated the development would offer visual separation from the adjoining neighborhoods. Mr. Flake stated the landscaping would comply with the ordinance requirements except in one place. He stated in the section along Kanis the landscaping would exceed the ordinance requirements. Mr. Flake stated the use was consistent with other land uses in the area. He stated there were commercial uses on the three other corners of Kanis and Bowman Roads. He stated Wal-Mart and Sam's were located to the north of the site. Mr. Flake stated the applicant had contracted with an acoustical engineer. He stated the study had determined there would not be a significant increase in noise level. He stated the applicant had restricted the dumpster hours and the door type for the facility. He stated the overhead door would be constructed of vinyl clad insulated door. Mr. Flake stated the two intersections that failed were located away from the site. He stated the intersections failed at AM and PM times. He stated the construction of a Lowe's would not add to the AM traffic and very little to the PM traffic. Mr. Flake stated the development would employ 300 persons and generate approximately 45 to 50 million in sales. He stated Lowe's was known nationally for their community involvement and. 12 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont. FILE NO.: Z-7364 Ms. Ellen Yehlinic spoke in opposition of the proposed development. She stated Lowe's would be in her back yard. She stated traffic was a primary concern of the neighborhood. She stated her child had to cross Kanis Road for the school bus stop and the child had waited for five to six light changes to be able to cross because of the traffic. She stated dumpster collection on Saturday morning was also a concern. Ms. Yehlinic stated her primary reason for moving to the neighborhood was the uniqueness of the area. She stated there was a connection through Point West from Kanis Road to Chenal Parkway if the traveler knew how to make the connection. Ms. Jennifer Wilson spoke in opposition to the proposed development. She stated her concern was the development of land with regard to the change in the topography and drainage in the area. She stated the development would increase traffic on Kanis Road and Bowman Road and the developer had agreed to expand the road to four (4) lanes. She stated not only volume but speed and the lack of the existing infrastructure was a reason for denial. Ms. Wilson stated the developer had indicated there would not be a noise problem. She questioned if there was a problem what recourse did the neighborhood have to resolve the problem. She stated the deliveries would be made in the rear of the buildings and trucks delivering merchandise would be noise. Ms. Wilson stated the developer was unable to tell her what would happen to the existing detention basin. She stated the basin was currently a sanctuary for wildlife in the area. Ms. Wilson stated if the development was approved the developer should be required to hold quarterly meetings to provide updates on the progress of the development with regard to traffic to the site and how construction trash will be handled. Ms. Ruth Bell spoke in opposition of the proposed development. She stated the intent was to keep the heavy commercial along Chenal Parkway and to step down along Kanis Road. She stated there were no funds for infrastructure in the area and the existing infrastructure could not carry the development. She stated the development was not good land use. Ms. Bell also questioned the results of the acoustical study. Commissioner Rector questioned the status of the improvements district, which was to be formed from Shackelford Road to Bowman Road. Mr. Lawson stated the district was not active. Commissioner Rector stated he was currently serving on a task force looking at the infrastructure needs in the city and suggesting ways to raise funds to correct the problems. Mr. Ernie Peters spoke on behalf of the applicant with regard to the traffic study. He stated the delay at Chenal Parkway and Bowman Road would increase as a result of 13 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7364 the development. He stated the applicant had indicated improvements would be made to Kanis Road on the south side of Kanis Road, which would be a catalyst for a five (5) lane section from Bowman Road to Chenal Parkway. He stated the service drive in the rear from Kanis Road would be a one-way drive and would require trucks exiting to leave from the new traffic light at Bowman Road. There was a general discussion concerning the noise from the outdoor paging system and the 24-hour access to the site. The applicant stated there would be no outdoor paging on the site but he would like the option of the 24-hour access. There was also a discussion concerning outdoor display. The applicant indicted there would not be any outdoor display. There was a general question as to how the road would be constructed to avoid the ending of the five lane section at the applicants property line. Mr. Joe White stated the ending would be handled with striping to a taper with paint to indicate the lane ending. A motion was made to approve the land use amendment as filed. The motion failed by a vote of 5 ayes, 4 noes and 2 absent. A motion was made to approve the rezoning request as amended to include no outdoor paging. The motion carried by a vote of 8 ayes, 1 no and 2 absent. 14 March 20, 2003 ITEM NO.: 10.1 FILE NO.: Z-7364 NAME: Bowman Market Place Long -form PCD LOCATION: Northwest corner of Kanis Road and Bowman Road DEVELOPER: Weiner/Schlosser Ventures, IV, Inc. 520 Post Oak Boulevard Huston, TX 77027 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 20.322 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, 0-3, R-2, POD ALLOWED USES: General Commercial, Office and Single-family PROPOSED ZONING: PCD PROPOSED USE: General Commercial VARIANCES/WAIVERS REQUESTED: Variance to the Land Alteration Ordinance to allow an increase in the maximum height of a cut. BACKGROUND: Ordinance No. 15,163 of the City of Little Rock rezoned the POD zoned property within the proposed development from 0-3 and C-3 to PCD on September 3, 1986. The applicant proposed the development of a commercial shopping center on the site, which March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z-7364 contained approximately 7 acres. The shopping center was proposed as a 63,657 square foot commercial building with approximately 242 parking spaces. On October 17, 1989 the Board of Directors approved a one-year time extension for the development of the site. On September 7, 1999 the Board of Directors approved Ordinance No. 18,095 to rezone the site from PCD to POD and established McShane — Long -form POD. The applicant proposed the placement of an assisted senior living center and associated office buildings. The proposed living center was to be three (3) stories in height with approximately 120,000 square feet of floor area. The living center would be located within the northern two-thirds of the property and contain 136 rooms. The applicant also proposed the placement of an office building adjacent to Kanis Road. The office building was to be utilized by the living center and medical facilities and other associated office uses to support the living center The Board of Directors rezoned the C-3 zoned portion of the site from various zoning classifications to C-3 on October 20, 1998 (Ordinance No. 17,850). There were conditions placed on the rezoning request as follows: There was to be no building constructed in the 150 foot by 150 foot area directly at the southeast corner of the proposed C-3 zoned property and the property proposed for C-3 zoning was to be limited to two driveways onto Kanis Road. The eastern drive, located approximately 200 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. A. PROPOSAL/REQUEST: The applicant proposes a three (3) lot plat and to rezone the site from various zoning classifications to PCD to allow the construction of three commercial buildings. The building to be place on Lot 1 is an 116,000 square foot Lowe's store, on Lot 2 a 68,600 square foot retail center and on Lot 3 a 14,000 square foot retail center. The applicant also proposes to rework the Wal-Mart entrance onto Bowman Road along with the traffic signal to allow four exiting lanes with one entrance lane. The applicant is also proposing the placement of a traffic signal at the new Lowe's entrance on Bowman Road. The applicant has conducted a traffic study to determine the need for the addition of the traffic signal. The existing truck entrance south of "Just for Feet" will be eliminated. The driveway apron will be reconfigured and used as a right in, right -out for the retail/restaurant pad. The applicant is requesting a variance on the west side of Lowe's for the cut slope. The maximum height of the cut in this area will be approximately 40 feet 2 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: 7.7364 to 45 feet. The applicant is proposing the placement of a segmental block retaining wall with a maximum of 15 feet in height with 10 foot horizontal between the walls for plantings. A 40 -foot open space (undisturbed) buffer will be maintained adjacent to the residential area to the west. The applicant has indicated other areas of the site will have cuts and fills that will approach 30 feet. The applicant proposes to utilize the placement of segmental block retaining walls in these areas as well. B. EXISTING CONDITIONS: The site contains a nursery greenhouse, two single-family residences and vacant tree covered lands. Other uses in the area are a strip retail center located on the northeast corner of Bowman and Kanis Roads (Creekwood Plaza), a nonconforming liquor store located on the southeast corner of Bowman and Kanis Roads and a strip retail center containing neighborhood commercial uses (drycleaners, sandwich shop) on the southwest corner of Bowman and Kanis Roads. Kanis Road in this area has not been improved to Master Street Plan Standards. Bowman Road adjacent to he site has not been improved but the development across Kanis Road (Creekwood Plaza) has installed 1/2 street improvements. The intersection of Bowman and Kanis Roads was recently improved and a traffic signal added. There is a single-family subdivision located to the west of the site with the homes backing up to the proposed development. Vacant lands are adjacent to Kanis Road further west of the site and adjacent to the subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The John Barrow and the Timber Ridge/Point West/Gibralter Heights Neighborhood Associations, all residents who could be identified located within 300 feet of the site and all owners of property located within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman and Kanis Roads are classified on the Master Street Plan as minor arterials. A minimum dedication of right-of-way 45 feet from centerline will be required. Additional right-of-way will be required to accommodate turn lanes. A 20 feet radial dedication of right-of-way is required at the intersection of the arterials. K3 March 20, 2003 SUBDIVISION ITEM NO.- 10.1 (Cont. FILE NO.: Z- 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A Sketch Grading and Drainage Plan will be required per Sec. 29-186 (e). At a minimum, provide cross sections showing maximum cut and fill sections and stormwater flows entering and leaving the property, and location of proposed stormwater detention facilities. 5. Contact the ADEQ for approval prior to start of work. 6. The developer proposes construction of a traffic signal at the new Bowman Road entrance. The design must be provide approved by Traffic Engineering and provided for coordination of other signals on Bowman. The signal is not to be activated until traffic warrants are met for this intersection. 7. Comments and discussion concerning the review of the Traffic Study are as follows: Due to concerns about how this development might worsen area traffic congestion, the developer prepared a traffic study that analyzed both the existing traffic conditions and projected traffic as a result of this development. The study suggested several improvements along Bowman Road between Markham and Kanis Streets in the vicinity of the development that would help mitigate the increased traffic. These improvements included improvements to the existing Wal-Mart Drive at Hermitage Road, additional lanes along Bowman Road, and improvements to Kanis Road and the Bowman and Kanis intersection. Public Works reviewed and agreed with most of the study's findings, recommendations and conclusions. The one exception Public Works takes to the study is that it fails to make recommendations to mitigate longer delays from projected traffic at the most poorly -performing intersections. The study analyzed level of service ratings for various traffic movements at area intersections. Level of service rating is a measure of the delay drivers will experience at an intersection, which is further, an indicator of discomfort, frustration, fuel consumption and lost travel time. Several intersection movements were found at current traffic levels to operate at the lowest level of service F (delay of greater than 80 seconds) and the study projected the intersections would remain at that same level of service with the 2 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont. FILE NO.: Z-7364 additional traffic. When this occurred, the study recommended no improvements under the reasoning that the intersection is already level of service F and would remain so under projected traffic conditions. Public Works believes such an analysis is faulty because it fails to recognize the additional driver discomfort that will result solely because of increase traffic from this development. For example, the north bound left turn movement at the Chenal and Bowman intersection currently operates at level of service F because there is a 136 second delay per vehicle. Under projected traffic conditions the movement will continue to operate at level of service F but the corresponding delay increases to 188 seconds. Public Works believes that the development should not proceed if it results in additional delays. The following table lists Public Works' assessment of additional improvements needed to moderate traffic congestion in the area within the study area. Without these improvements, the development will result in additional traffic delays. Intersection Needed Reasons Improvement Chenal Pkwy. — Bowman Rd. Construct an additional NB left -turn bay (250ft in 'ength, ;onsidering uture growth) Projected left -turn volume of 301 during PM peak hour cannot be accommodated using one left -turn bay. This movement already operates at Level of Service F. Adding more volume will increase the delay from 136 sec. to 188 sec. per vehicle. With the proposed dual -left turn lane, the intersection LOS will improve from F to D. 5 Problems if not improved Without dual left -turn lanes, the queue in the left -turn bay will extend to the thru lane during every cycle of the peak hour, thereby shutting down one of the thru lanes completely and reducing the adjacent lane capacity by as much as 50%. This has the same effect as that of a lane closure during construction work. When the thru lane is blocked, vehicles that are going straight will try to switch lanes, which causes sideswipe accidents. Longer queues will develop in thru lanes, which creates gridlock by blocking other intersections. March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z-7364 Intersection Chenal Pkwy. — Bowman Rd. Kanis Rd. - Bowman Rd. Bowman Rd. — Wal-Mart Dr. Needed Improvement Construct NB right -turn lane (150 ft.) Construct an additional SB left -turn bay (250 ft. length, considering future growth) Extend length of EB left -turn lanes to 250 ft. length Reasons Intersection capacity will improve when vehicles waiting to turn are separated from thru lanes. The advantage is even more in the case of right -turn lanes because the vehicles can turn right on red. Presently, there is no exclusive right -turn lane. Projected left -turn volume of 291 during PM peak hour cannot be accommodated using one left -turn bay. This movement already operates at Level of Service F. Adding more volume will increase the delay from 204 sec. to 338 sec. per vehicle. With the proposed improvements, the intersection LOS will improve from D to C. Projected traffic volume of 290 cannot be accommodated with 100 ft. long turn lanes. A Problems if not improved With the present geometry, even though right -turn -on -red is allowed, it just takes 5 cars in the thru lane to block this movement. When this happens, delay for the NB right -turn movement as well as the total intersection delay is increased. Without dual left -turn lanes, the queue in the left -turn bay will extend to the thru lane every cycle during peak hour, thereby shutting down one of the thru lanes completely. This reduces the capacity of Bowman Rd. significantly. When the thru lane is blocked, vehicles that are going straight will try to switch lanes, which causes sideswipe accidents. Longer queues will develop in thru lanes, which creates gridlock by blocking other intersections. Shorter turn lanes block thru traffic because the queue' in turn lanes extends to thru-lanes. When there are vehicles waiting in the thru lanes, the intersection capacity is reduced significantly because the thru- lane is blocked. March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Co Intersection Chenal Pkwy — Autumn Rd. Kanis Rd. (West of Bowman) Needed Improvement Extend length of WB left - turn bay. Complete street improvements to city standards both sides adjacent to proposed project. Reasons Projected left -turn volume of 325 is too high for the existing 140 ft. long left -turn bay. Due to geometry restrictions, an additional left -turn bay cannot be built. However, extending the length to 300 ft. will help solve some of the problems. The current two-lane section is inadequate to handle the expected traffic volume. Both sides of the street need to be built to city standards. FILE NO.: Z-7364 Problems if not improved Without a long left -turn lane, theI queue in the left -turn bay will l extend to the thru lane during every cycle of the peak hour, thereby shutting down one of the thru lanes completely and reducing the adjacent lane capacity by as much as 50%. This has the same effect as that of a lane closure during construction work. When the thru lane is blocked, vehicles that are going straight will try to switch lanes, which causes sideswipe accidents. Longer queues will develop in thru lanes, which creates gridlock by blocking other intersections. If the street is not improved, there will be long queues at -.the intersection and the traffic will back up beyond driveways resulting in congestion. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site. Easements must be retained or sewer mains relocated to serve all lots. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Ener : No comment received. SBC: No comment received. 7 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont. LE NO.: Z-7364 Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department (918-3752) and Central Arkansas Water Department (992-2438) concerning the placement of fire hydrants. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for a new retail development. A Land Use Plan amendment for a change to Commercial is a separate item on this agenda (LU03-18-01). City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development Goal calls for the preservation of existing topography, trees and green space as possible. The plan also contains objectives that supports the adoption of a plan for Kanis Road, and encourages all commercial and office development in the community to be subject to neighborhood input prior to City approval. An Action Statement under the Office and Commercial Development Goal recommends the aggressive use of Planned Zoning Districts to influence more neighborhood -friendly and better quality development. 0 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z-7364 Landscape: The proposed western perimeter landscape strip of Lot 3 width drops below the six feet and nine inch minimum allowed by the Landscape ordinance. A variance of this requirement would require City Beautiful Commission approval. Interior landscaping must comprise at least eight percent of the interior of the on- site vehicular use area. Interior islands must be at least 7 % feet in width and 150 square feet in area to count toward fulfilling interior landscaping requirements. An irrigation system to water landscaped areas will be required. Building Codes: No comment received. & SUBDIVISION COMMITTEE COMMENT: Mr. Dickson Flake, Mr. Joe White and Mr. application. Staff stated the proposed northwest corner of Bowman and Kanis commercial and office uses and shown Future Land Use Plan. (February 27, 2003) Weiner were present representing the development was located on the Road on a site currently zoned for as Mixed Office Commercial'.on 'the Staff stated there were additional items necessary to complete the review process. Staff requested the days and hours of operation of the new businesses. Staff also requested the location of the dumpster or trash compactor and the hours of compacting. Staff stated the proposed parking more than exceeded the typical minimum parking requirements for a development of this type with the exception of the proposed Lot 3. Staff stated if Lot 3 were developed as a restaurant use, the typical required parking would be approximately 30 spaces short. Staff stated they did not see a problem with the reduced number of spaces since there was sufficient parking in other areas and the site most likely would not be entirely developed as a restaurant use. Landscaping comments were addressed. Staff stated the area set aside for Lot 3 dropped below the minimum allowed by the Landscape Ordinance. Staff stated all interior landscaping must comprise at least eight percent of the interior of the on-site vehicular use area. Staff stated landscape islands must be at least 7 '/ feet in width and 150 square feet in area to count toward fulfilling interior landscaping requirements. Public Works comments had not been completed and were not discussed in detail. J March 20, 2003 SUBDIVISION ITEM NO.: 10.1 (Cont.) FILE NO.: Z-7364 Staff stated the nearby residents were a very important consideration. Staff also stated the site was not shown on the Future Land Use Plan as a pure commercial site. Staff stated the site was reviewed not so long ago for a furniture store to locate on the site. Staff stated that use was acceptable because a furniture store was considered commercial but not an intensive commercial use. After the discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised at the Subdivision Committee meeting. The applicant has also addressed several of Public Works concerns, which were given to the applicant after the Subdivision Committee meeting. The applicant has indicated the Lowe's Store will use a trash compactor. The compactor has been located in the rear of the building. The applicant is currently performing sound checks to determine if noise will be an issue. The applicant has stated the hours of garbage collection will be from 7:00 am to 6:00 pm. Staff would suggest these hours be placed on the compacting as well. Staff has some concerns of the noise level of the compactor and the interference with the quality of life of the abutting the single-family neighborhood to the west. The applicant has indicated dumpster locations on the two other lots as well. On Lot 2, the dumpster will be located near Bowman Road. The applicant has indicated screening will be installed per the current ordinance requirement, or screened on three sides at least two (2) feet above the finished level of the dumpster. The third dumpster will be located on Lot 3 near western property line and just south of the "Just for Feet" store. The applicant has also indicated screening per the current city ordinance. The applicant has also indicated any site lighting will be low level and directional, directed away from residentially zoned properties. The applicant has also indicated the site will sit approximately 30 -feet below the adjoining subdivision to, the west. The applicant has also indicated the site will be built up at the intersection of Bowman and Kanis Roads. The applicant has stated there will be minimal spill over of lighting from the site to the adjoining properties. The applicant has indicated the hours of operation for the Lowe's will be 24 -hours per day seven (7) days per week. The retail/restaurant hours are proposed from 5:00 am to 1:00 am also seven days per week. Staff has concerns with the late hour of operation. Staff would question if the site will experience customer traffic 10 March 20, 2003 SUBDIVISION ITEM NO.: 10.1 Cont. FILE NO.: Z-7364 to the site 24 -hours per day or if there will be stocking taking place during the nontraditional business hours. If stocking is the case then staff would also have concerns with noise from the site with employees moving items with a forklift and the banging of pallets. Although the Wal-Mart store is a 24-hour store staff does not believe it appropriate to add an additional 24-hour store to the area. The hours of operation for the shopping center to the east were recently revised to allow for a 12:00 am closing time. Staff feels this more appropriate for the area. The applicant has addressed most of the landscaping issues raised by Staff. The applicant is also proposing the placement of a 40 -foot buffer along the western perimeter of the site adjoining the single-family subdivision. Currently there is a 40 -foot buffer located behind the Wal-Mart and Sam's stores. This buffer would be a continuation of the existing. The applicant has stated the buffer will be maintained as an undisturbed natural buffer. Although the applicant has tried to meet the concerns of Staff raised from a technical aspect Staff has some major concerns with the use of the site. The Future Land Use Plan designates this site as Mixed Office Commercial. The Kanis Corridor Committee reviewed this section of the roadway and made a recommendation for the Future Land Use Plan of Mixed Office Commercial as the desired development pattern at this intersection less than five (5) years ago. Staff feels the site should develop as shown and an overabundance of commercial uses Should not be located in this area. Currently the infrastructure is not in place, namely the roadways, for a development of this magnitude to take place. As indicated in Public Works Traffic comments there are several intersections in the area, which operate at a Level of Service of D and F. These being the two (2) worst ratings possible. Staff does not feel comfortable adding to this already bad situation of traffic delays and congestion with the development of this 20+ acre site as a pure commercial development. STAFF RECOMMENDATION' Staff recommends denial of the proposed application as filed. 11 Subdivision Committee Comments February 27, 2003 ITEM NO.: 10.1 FILE NO.: Z-7364 NAME: Bowman Market Place Long -form PCD LOCATION: Northwest corner of Kanis Road and Bowman Road Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the days and hours of operation of the new buildings. 3. Any site lighting must be low level and directional, directed away from residentially zoned property. 4. Provide any proposed fencing on the site plan along with construction materials and height. 5. Provide the means of garbage collection. Will there be an on-site dumpster? If so indicate the location along with the required screening. 6. Provide the maximum building height on the proposed site plan for each of the buildings. 7. Provide the location of any proposed signage along with details, (type/height/area). 8. The proposed parking exceeds the typical minimum requirements for a development of this type with the exception of the building proposed as retail or restaurant if developed as a restaurant would be approximately 30 spaces short. Variance/Waivers: 1. None requested. Public Works: Utilities and Fire Department/County Planning: Wastewater: Existing sewer mains on site. Easements must be retained or Sewer Mains relocated to serve all lots. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point _Energy: No comment received. SBC: No comment received. Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department (918-3752) and Central Arkansas Water Department (992-2438) concerning the placement of fire hydrants. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning -Division. : This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for a new retail development. A Land Use Plan amendment for a change to Commercial is a separate item on this agenda. Landscape: The proposed western perimeter landscape strip width drops below the six feet and nine inch minimum allowed by the landscape ordinance. A variance of this requirement would require City Beautiful Commission approval. Interior landscaping must comprise at least eight percent of the interior of the on- site vehicular use area. Interior islands must be at least 7 '/2 feet in width and 150 square feet in area to count toward fulfilling interior landscaping requirements. An irrigation system to water landscaped areas will be required. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, March 5, 2003. Subdivision Committee Comments February 27, 2003 ITEM NO.: 10.1 FILE NO.: Z-7364 NAME: Bowman Market Place Long -form PCD LOCATION: Northwest corner of Kanis Road and Bowman Road Planning Staff Comments -.- I . omments:1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the days and hours of operation of the new buildings. 3. Any site lighting must be low level and directional, directed away from residentially zoned property. 4. Provide any proposed fencing on the site plan along with construction materials and height. 5. Provide the means of garbage collection. Will there be an on-site dumpster? If so indicate the location along with the required screening. 6. Provide the maximum building height on the proposed site plan for each of the buildings. 7. Provide the location of any proposed signage along with details, (type/height/area). 8. The proposed parking exceeds the typical minimum requirements for a development of this type with the exception of the building proposed as retail or restaurant if developed as a restaurant would be approximately 30 spaces short. Variance/Waivers. 1. None requested. Public Works. Utilities and Fire Department/County Planning: Wastewater: Existing sewer mains on site. Easements must be retained or Sewer Mains relocated to serve all lots. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water_: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution systems. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department (918-3752) and Central Arkansas Water Department (992-2438) concerning the placement of fire hydrants. County Planning: No comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for a new retail development. A Land Use Plan amendment for a change to Commercial is a separate item on this agenda. _Landscape: The proposed western perimeter landscape strip idth drops below the six - feet and nine inch minimum allowed by the landscape ordinance. A variance of this uirement would require City Beautiful Commission approval. �; Interior landscaping must comprise at least eight percent of the interior of the on- site vehicular use area. Interior islands must be at least 7 Y2 feet in width and 150 square feet in area to count toward fulfilling interior landscaping requirements. L�11V� An irrigation system to water landscaped areas will be required. I Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, March 5, 2003.