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HomeMy WebLinkAboutZ-7421 Staff AnalysisFILE NO.: Z-7421 NAME: University Heights PCD LOCATION: Southeast corner of University Avenue and "C" Street DEVELOPER: Strode Property Company 5950 Berkshire Lane #1275 Dallas, TX 75225 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.3 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, R-3, R-4, PCD ALLOWED USES: Single-family residential uses, Duplex and Commercial PROPOSED ZONING: PCD — Mixed Uses PROPOSED USE: Mixed of Commercial, Office and Residential uses- VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Several zoning actions have taken place in this area from Board of Adjustment building line variances to actual rezoning action. The most recent was the approval of a PCD for 219 North University Avenue. That request was approved by the Board of Directors on July 16, 2002 (Ordinance No. 18,718). The site was zoned 0-3 and the applicant desired to rezone the site to PCD to allow flexibility in order to provide quality tenants to FILE NO.: Z-7421 _ Cont. serve the neighborhood area, utilizing the existing building. The PCD outlined specific uses allowed on the site (Z-7233). A second rezoning request was also for a PCD located between "B" and "C" Streets on the east side of University Avenue. The Board of Directors approved the request on August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from R -3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building along with 74 parking spaces. The applicant also proposed to realign "C" Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant proposed the hours of operation to be from 9:00 am to 9:00 pm Monday through Saturday and from 10:00 am to 8:00 pm on Sunday. The Board of Adjustment approved the use of 5909 and 5911 "C" Street as a commercial parking lot on residentially zoned property on June 17, 1991. The parking lot serves employees and patients of the Gastroenterology Associates P.A. A. PROPOSAL/REQUEST; The applicant is requesting a rezoning from various zoning classifications to PCD to allow a two phases development located between West Markham Street and "C" Street and Pierce Street and University Avenue. The development is proposed as a mixed-use development complete with residential, office and commercial uses. The current request is the review and rezoning of the Phase I portion of the development from various zoning classifications to PCD. The Phase II portion of the development will be reviewed by the Commission as the development plans become imminent. Phase I consist of three commercial buildings containing a total of 49,030 square feet of gross floor space. The development also contains 255 parking spaces and is located on a total of 5.3 acres. The applicant is proposing the realignment of "C" Street from the current location to the south to align with the existing traffic signal on University Avenue at the access drive to Park Plaza Mall. The applicant is also proposing the abandonment of portions of "A" Street and "B" Street and the portion of "C" Street, which will be realigned. B. EXISTING CONDITIONS: The area contains existing single-family, multi -family and non-residential uses. Located in the Phase I boundaries are single-family homes, office/retail uses and duplex housing. There is a large multi -family complex located on "C" Street just east of the development and the St. Vincent Day Care facility is located on "A" Street just east of the development (located in the Future Phase II area). Other uses in the area include the Park Plaza Mall, the University Mall, the I -HOP Restaurant and St. Vincent Hospital. 2 FILE NO.: Z-7421 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. 2. Repair or replace any curb, gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic and Civil Engineering for approval. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A demonstration must be made that downstream storm water facilities will be adequate. 6. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. A public cul-de-sac or suitable hammerhead turn -around must be provided on "A" and "B" Streets. 8. Some of the additional traffic generated by the proposed development will use Pierce and C Streets for access. These streets have open ditches and are too narrow to provide safe two-way access to the site. 9. With the plan, B Street will continue to function as a public street. Back -out parking lining the street creates a traffic hazard. Permanently closing "B" Street appears to be the best answer. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater Existing sewer mains on site. Relocation of existing sewer mains will be at the Developer's expense. Sewer service must be retained for all existing residences not being removed by this project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. 3 FILE NO.: Z-7421 Cont. Center -Point Energy: Center -Point Energy has existing facilities on "A", "B" and "C" Streets from Pierce Street to University Avenue. Cost associated with the termination of lines at the east edge of the property will be 100 percent responsibility of the developer. Contact Center -Point Entergy at 377-4539 for additional details. SBC: A ten foot easement is required along the east, west and north property lines. A five foot easement is required along the south property line. Contact SBC at 373-5112 for additional details. Central Arkansas Water: A water main extension and on-site fire protection installed at the Developer's expense will be required in order to provide service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would also be done at the expense of the developer. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows that the majority of the site is shown as Mixed Use. The applicant has applied for a Planned Commercial Development for a retail development. Since more than 50% of the site is shown as Mixed Use, a commercial development with a Planned Zoning District does not require a change to the Land Use Plan. Citv Reco nized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan a "Blueprint" of our Community. The list of supplemental issues listed a land use objective of encouraging new buildings to relate to the architecture of the neighborhood and a community M FILE NO.: Z-7421 (Cont. development objective stating that commercial uses should not be open later than midnight. Landscape: A perimeter landscaping strip will be required between new property lines where vehicular use areas exist unless the area(s) are platted as access easement(s). The proposed land use buffer along the eastern perimeter drops below the average twenty-four (24) foot width requirement. Also, it drops below the six (6) foot seven (7) inch minimum width allowed at any given point by both the zoning and landscape ordinances. The proposed street buffers along "C" Street and along University Avenue drop below the twenty-four (24) foot average width requirement and below the twelve (12) foot width minimum at any given point. Interior landscape islands must be at least 225 square feet in area and 5.6 feet in width to count toward fulfilling interior landscaping requirements of the landscape ordinance. All of the landscape and buffer requirements take into account the reductions allowed within the designated mature area of the City. 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 eastern perimeter where adjacent to residential properties. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Compliance wit the City's Landscape and Buffer Ordinances is requested. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 5, 2003) The applicant was present representing the request. Staff introduced the proposed development indicating there were additional items needed on the proposed site plan. Staff questioned if there would be any outdoor activities and/or dining located on the site and the measures the applicant would take to screen the adjoining property owners from noise of the outdoor activities and/or dining. Staff also questioned the proposed signage requesting the details of any signage that would be located on the site. 9 FILE NO.: Z-7421 (Cont. Public Works comments were addressed. Staff stated there were concerns with the closure of "A" Street and the remaining single-family home not being a part of the development. Staff also stated the street could not be closed before their property line. Staff also stated some form of turn -around was needed at the end of "A" and "B" Streets. The applicant questioned if the turn -around could be in the parking lot. Staff stated if the area was dedicated as public through a cross access easement then this would be satisfactory. Staff stated University Avenue would require a dedication of right-of-way. Staff stated currently there was 40 feet of right-of-way and the Master Street Plan required 55 -feet from the centerline. The applicant stated he would work with Public Works on this issue. Landscaping comments were addressed. Staff stated the eastern land use buffer fell below the minimum allowed under both the zoning and landscape ordinance. Staff stated the strip should average 24 feet and be a minimum of 6.7 feet. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the June 5, 2003 Subdivision Committee meeting. The applicant has indicated "A" Street will remain open to a point on the west property line of the indicated out -parcel; a single-family home which is not participating in the development. The applicant has indicated a hammer -head turn around on "A" Street as requested by the Public Works Department. The applicant has also indicated "B" Street will terminate into the parking lot. The applicant has broken the street and installed a four -foot walking trail in this area to connect the residences to the shopping center. The area adjoining the parking lot will be dedicated as a service easement allowing the city service vehicles a way to turn -around after accessing the homes on "B" Street. The applicant has also verified the operational hours to be from 5:00 am to 1:00 am seven days per week. The applicant has indicated there are possible activities taking place outside in the northern building adjacent to the single- family homes. Staff has concerns with the use of this area as an outdoor dining area and the noise from customers affecting to the near -by homes at a late hour. The applicant has indicated a six (6) foot wood fence for screening of this area but the screen will not deflect the potential sound. Staff would recommend any outdoor activity end by 10:00 pm and that there be no outdoor music allowed. The applicant has indicted dumpster locations on the site plan and indicated the screening requirements of at least two feet above the top of the dumpster. The 81 FILE NO.: Z-7421 Cont. applicant has also indicated the dumpsters will be serviced from 7:00 am to 6:00 pm. Staff feels the hours of service are acceptable hours. With the limiting to the day light hours, this should limit the impact on the remaining single-family homes in the area. The applicant has indicated storm water detention on the proposed site plan in two locations. The areas are adjacent to "C" Street near the University Avenue intersection. The applicant has also indicated they will verify downstream storm water facilities to prove adequacy. The applicant has indicated two pylon signs to be located near the northern and southern boundaries of the property along University Avenue. The sign area will be the maximum allowed in commercial zones or maximum of 36 -feet in height and 160 square feet in area. Staff is supportive of the requested signage. The applicant is proposing 49,030 square feet of commercial space in four buildings with a maximum building height of thirty-five feet. There are 255 parking spaces proposed as a part of the development. The typical minimum parking demand for a commercial center of this size would be 217 parking spaces or one space per two hundred and twenty-five square feet of gross floor area. The proposed parking is sufficient to meet the typical minimum parking demand. If more than one restaurant were to locate on the site then staff would have concerns with the proposed parking since a restaurant requires additional parking (one space per one -hundred square feet of gross floor area). The development is touting itself to be a neighborhood based development allowing residents to walk to the area for services. If this proves to be the case then the proposed parking would be sufficient to meet the minimum parking demand. The applicant has indicated screening along the eastern property line as requested by Staff. The applicant has also indicated a six foot wood fence will be placed in this area to screen the adjoining single-family homes. The existing site plan indicates a street buffer along University Avenue. Public Works has requested additional right-of-way in this area. The existing right-of-way along the property frontage is 40 -feet from centerline and the Master Street Plan requires 55 -feet of right-of-way in this area. If the applicant is required to dedicate the additional right-of-way the street buffer will be somewhat reduced along University Avenue. The applicant has requested a waiver of the requirement for dedication of right- of-way to 55 -feet from centerline for University Avenue as required by the Master Street Plan. Staff feels with the current roadway widths south of West Markham Street and the proposed construction on South University Avenue south of 12th Street the full 55 -foot right-of-way is required. If at any point in the future the City intends to connect the two sections of University Avenue without the right-of-way dedication this would be difficult if not impossible. 7 FILE NO.: Z-7421 Cont. The site plan indicates an out -parcel along "A" Street. There is an existing single-family home located on the property and the developer has indicated the owner does not wish to participate in the development. The applicant has indicated screening as required between commercial and single-family. The applicant has indicated the area as a future parking lot should the homeowner decide to sell and become willing to participate. Staff has some concerns with this situation should the homeowner decide to continue to reside at this location. There are dumpsters located on both property lines of the existing single-family home and the home will be surrounded by commercial uses and parking lots. This will not make for a comfortable living situation for the residents of the house. The proposed development lies in an area covered by the Urban Land Institute (ULI) Study. The study calls for the parcel to contain lifestyle retail, together with multi -family and single-family homes. The study also indicates the Hillcrest/Lifestyle parcel should be the first to develop in the study area. The panel also recommended the parcel be large enough to stand on its own. The ULI panel recommended a small park built along University Avenue with about 40,000 square feet of retail space around it. The panel recommended well -landscaped streets with surface parking, both at the curb and in small lots, to satisfy the needs of the retailers. Some high- and some low-density housing would fill out the block and provide an attractive and appealing urban setting. Although staff has some reservations about the development with regard to the right-of-way dedication and the areas available for street buffers, and the remaining out -parcel contained within the development, staff is supportive of the development as a whole. The Phase II portion of the development will include the additional commercial/office and residential component of the development as recommended by the ULI panel. In addition the developer has provided elevations and design schemes which staff feels will blend well with the Hillcrest Neighborhood. 1. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant dedicate right-of-way 55 -feet from the centerline along University Avenue. Staff recommends approval of the request to abandon a portion of "A" Street, a portion of "B" Street and a portion of "C" Street. E:j FILE NO.: Z-7421 PLANNING COMMISSION ACTION: (JUNE 26, 2003) Mr. Ron Tabor and Mr. Joe White were present representing the application. There were objectors present. Staff presented the item with a recommendation of approval. Staff noted Public Works comments had been revised to decrease the requested right- of-way along University Avenue. Staff stated the applicant would dedicate an additional nine (9) feet of right-of-way along the roadway and decrease the median size to increase the width of the travel lanes. Staff also noted they were supportive of the request to abandon portions of "A" and "B" Streets located within the development and the portion of "C" Street which would remain after the realignment with the intersection of the Park Plaza Drive. Ms. Ruth Bell addressed the Commission with concerns. She questioned how the proposed development related to the Urban Land Institute Study (ULI). She also stated the Mid -Town Group was currently considering design standards for the area. Ms. Bell stated the group was using the ULI Study as a Bible for design standards. Ms. Bell stated the proposed development was the first redevelopment in the areas and questioned how the proposed development would relate to the overall character of the Hillcrest Neighborhood. Ms. Bell stated the proposed design did not offer mode of transportation other than automobile. She stated accessibility by all modes of transportation, walking, biking etc. were important. Ms. Bell also stated the traffic signal proposed to align "C" Street and the Park Plaza entrance should be timed to allow pedestrian ample time to cross without danger to life or limb. Ms. Valerie Wingert addressed the Commission with concerns. She stated the traffic on "C" Street would increase as a result of the development. She stated she would like to see "C" Street terminate with a cul-de-sac. Ms. Wingert stated she also had concerns with late night businesses locating on the site and patrons driving through the neighborhood. Mr. Don Bonner addressed the Commission in opposition of the closing of "B" Street. He stated he had lived in his home for 40+ years and "B" Street was his access to University Avenue. He stated driving along West Markham and entering from Pierce Street was not an easy option due to the grade at University and Markham Streets. Ms. Betty Burnette addressed the Commission indicating Pierce Street was not sufficient to handle the traffic in the area. She stated customers trying to access the site would travel Pierce Street, which currently had open ditches for drainage and was a very narrow roadway. N FILE NO.: Z-742 Cant. Ms. Catherine Dulling addressed the Commission in opposition of the proposed development. She stated the area residents had been told the Mid -Town Improvement District was for the redevelopment of University Mall and would not raise the property taxes in the area for homeowners. She stated the proposed development was taking away living space from the area and replacing the space with additional retail. Ms. Dulling stated the area did not need additional retail space since University Mall was not currently occupied. Ms. Janice Baldwin addressed the Commission with concerns. She stated her mother and farther were the owners of the "out parcel' area. She stated her parents wished to continue to live on the site. Ms. Baldwin stated her concern was that the development would allow her parent to continue to live in their house and maintain the currently quality of life. She questioned if "A" Street would remain open in the area to allow her parent access to their home. Staff stated "A" Street would remain open to the west property line of the "out parcel". Staff also stated "B" Street would be closed to not allow through traffic into the site. Staff stated this was a request of the City since a large number of parking spaces were designed to back into the service drive. Staff stated the portion of "C" Street to be abandoned was the existing street layout and once the street was realigned with the Park Plaza drive entrance the current right-of-way would no longer be needed. There was a general discussion concerning Pierce Street and if the City could require the developer to widen the street. Staff stated this would be off-site improvements, which the City typically did not require. Staff stated when the Phase II portion of the development was constructed the developer would be required to widen Pierce Street to '/2 street widths adjoining the site. There was a general discussion concerning "C" Street and the request for a cul-de-sac. Staff stated the primary concern of a cul-de-sac was public transportation and safety. Staff noted the condition of "C" Street and indicated this alone would discourage cut - through traffic. Mr. Ron Tabor addressed the Commission concerning the merits of the application. He stated the original PCD was for one building. He stated the original PCD included the realignment of "C" Street in the exact location as was being proposed. Mr. Tabor stated the only change was the current proposal included four buildings and a larger area as suggested by the ULI Study. Mr. Tabor stated the site would be landscaped to meet or exceed ordinance requirements. He stated the design of the center was that of a village design and would fit into the overall character of the Hillcrest neighborhood. A motion was made to approve the application as filed. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. `ft June 26, 2003 ITEM NO.: 10 NAME: University Heights PCD LOCATION: Southeast corner of University Avenue and "C" Street DEVELOPER: Strode Property Company 5950 Berkshire Lane #1275 Dallas, TX 75225 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FILE NO.: Z-7421 AREA: 5.3 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, R-3, R-4, PCD ALLOWED USES: Single-family residential uses, Duplex and Commercial PROPOSED ZONING: PCD — Mixed Uses PROPOSED USE: Mixed of Commercial, Office and Residential uses. VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Several zoning actions have taken place in this area from Board of Adjustment building line variances to actual rezoning action. The most recent was the approval of a PCD for 219 North University Avenue. That request was approved by the Board of Directors on July 16, 2002 (Ordinance No. 18,718). The site was zoned 0-3 and the applicant desired to rezone the site to PCD to allow flexibility in order to provide quality tenants to June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7421 serve the neighborhood area, utilizing the existing building. The PCD outlined specific uses allowed on the site (Z-7233). A second rezoning request was also for a PCD located between "B" and "C" Streets on the east side of University Avenue. The Board of Directors approved the request on August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from R -3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building along with 74 parking spaces. The applicant also proposed to realign "C" Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant proposed the hours of operation to be from 9:00 am to 9:00 pm Monday through Saturday and from 10:00 am to 8:00 pm on Sunday. The Board of Adjustment approved the use of 5909 and 5911 "C" Street as a commercial parking lot on residentially zoned property on June 17, 1991. The parking lot serves employees and patients of the Gastroenterology Associates P.A. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning from various zoning classifications to PCD to allow a two phases development located between West Markham Street and "C" Street and Pierce Street and University Avenue. The development is proposed as a mixed-use development complete with residential, office and commercial uses. The current request is the review and rezoning of the Phase I portion of the development from various zoning classifications to PCD. The Phase II portion of the development will be reviewed by the Commission as the development plans become imminent. Phase I consist of three commercial buildings containing a total of 49,030 square feet of gross floor space. The development also contains 255 parking spaces and is located on a total of 5.3 acres. The applicant is proposing the realignment of "C" Street from the current location to the south to align with the existing traffic signal on University Avenue at the access drive to Park Plaza Mall. The applicant is also proposing the abandonment of portions of "A" Street and "B" Street and the portion of "C" Street, which will be realigned. B. EXISTING CONDITIONS: The area contains existing single-family, multi -family and non-residential uses. Located in the Phase I boundaries are single-family homes, office/retail uses and duplex housing. There is a large multi -family complex located on "C" Street just east of the development and the St. Vincent Day Care facility is located on "A" Street just east of the development (located in the Future Phase II area). 2 June 26, 2003 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-7421 C Other uses in the area include the Park Plaza Mall, the University Mall, the I -HOP Restaurant and St. Vincent Hospital. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. 2. Repair or replace any curb, gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic and Civil Engineering for approval. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A demonstration must be made that downstream storm water facilities will be adequate. 6. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. A public cul-de-sac or suitable hammerhead turn -around must be provided on "A" and "B" Streets. 8. Some of the additional traffic generated by the proposed development will use Pierce and C Streets for access. These streets have open ditches and are too narrow to provide safe two-way access to the site. 9. With the plan, B Street will continue to function as a public street. Back -out parking lining the street creates a traffic hazard. Permanently closing "B" Street appears to be the best answer. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater Existing sewer mains on site. Relocation of existing sewer mains will be at the Developer's expense. Sewer service must be retained for all 3 June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7421 existing residences not being removed by this project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Center -Point Energy has existing facilities on "A", "B" and "C" Streets from Pierce Street to University AvellUe. Cost associated with the termination of lines at the east edge of the property will be 100 percent responsibility of the developer. Contact Center -Point Entergy at 377-4539 for additional details. SBC: A ten foot easement is required along the east, west and north property lines. A five foot easement is required along the south property line. Contact SBC at 373-5112 for additional details. Central Arkansas Water: A water main extension and on-site fire protection installed at the Developer's expense will be required in order to provide service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would also be done at the expense of the developer. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows that the majority of the site is shown as Mixed Use. The applicant has applied for a Planned Commercial Development for a retail development. Since more than 50% of the site is shown as Mixed Use, a commercial development with a Planned Zoning District does not require a change to the Land Use Plan. 0 June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7421 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan a "Blueprint" of our Community. The list of supplemental issues listed a land use objective of encouraging new buildings to relate to the architecture of the neighborhood and a community development objective stating that commercial uses should not be open later than midnight. Landscape: A perimeter landscaping strip will be required between new property lines where vehicular use areas exist unless the area(s) are platted as access easement(s). The proposed land use buffer along the eastern perimeter drops below the average twenty-four (24) foot width requirement. Also, it drops below the six (6) foot seven (7) inch minimum width allowed at any given point by both the zoning and landscape ordinances. The proposed street buffers along "C" Street and along University Avenue drop below the twenty-four (24) foot average width requirement and below the twelve (12) foot width minimum at any given point. Interior landscape islands must be at least 225 square feet in area and 5.6 feet in width to count toward fulfilling interior landscaping requirements of the landscape ordinance. All of the landscape and buffer requirements take into account the reductions allowed within the designated mature area of the City. 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 eastern perimeter where adjacent to residential properties. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Compliance wit the City's Landscape and Buffer Ordinances is requested. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 5, 2003) The applicant was present representing the request. Staff introduced the proposed development indicating there were additional items needed on the proposed site plan. Staff questioned if there would be any outdoor activities and/or dining located on the site and the measures the applicant would take to 5 June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7421 screen the adjoining property owners from noise of the outdoor activities and/or dining. Staff also questioned the proposed signage requesting the details of any signage that would be located on the site. Public Works comments were addressed. Staff stated there were concerns with the closure of "A" Street and the remaining single-family home not being a part of the development. Staff also stated the street could not be closed before their property line. Staff also stated some form of turn -around was needed at the end of "A" and "B" Streets. The applicant questioned if the turn -around could be in the parking lot. Staff stated if the area was dedicated as public through a cross access easement then this would be satisfactory. Staff stated University Avenue would require a dedication of right-of-way. Staff stated currently there was 40 feet of right-of-way and the Master Street Plan required 55 -feet from the centerline. The applicant stated he would work with Public Works on this issue. Landscaping comments were addressed. Staff stated the eastern land use buffer fell below the minimum allowed under both the zoning and landscape ordinance. Staff stated the strip should average 24 feet and be a minimum of 6.7 feet. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the June 5, 2003 Subdivision Committee meeting. The applicant has indicated "A" Street will remain open to a point on the west property line of the indicated out -parcel; a single-family home which is not participating in the development. The applicant has indicated a hammer -head turn around on "A" Street as requested by the Public Works Department. The applicant has also indicated "B" Street will terminate into the parking lot. The applicant has broken the street and installed a four -foot walking trail in this area to connect the residences to the shopping center. The area adjoining the parking lot will be dedicated as a service easement allowing the city service vehicles a way to turn -around after accessing the homes on "B" Street. The applicant has also verified the operational hours to be from 5:00 am to 1:00 am seven days per week. The applicant has indicated there are possible activities taking place outside in the northern building adjacent to the single- family homes. Staff has concerns with the use of this area as an outdoor dining 0 June 26, 2003 SUBDIVISIO ITEM NO.: 10 (Cont.) FILE NO.: Z-7421 area and the noise from customers affecting to the near -by homes at a late hour. The applicant has indicated a six (6) foot wood fence for screening of this area but the screen will not deflect the potential sound. Staff would recommend any outdoor activity end by 10:00 pm and that there be no outdoor music allowed. The applicant has indicted dumpster locations on the site plan and indicated the screening requirements of at least two feet above the top of the dumpster. The applicant has also indicated the dumpsters will be serviced from 7:00 am to 6:00 pm. Staff feels the hours of service are acceptable hours. With the limiting to the day light hours, this should limit the impact on the remaining single-family homes in the area. The applicant has indicated storm water detention on the proposed site plan in two locations. The areas are adjacent to "C" Street near the University Avenue intersection. The applicant has also indicated they will verify downstream storm water facilities to prove adequacy. The applicant has indicated two pylon signs to be located near the northern and southern boundaries of the property along University Avenue. The sign area will be the maximum allowed in commercial zones or maximum of 36 -feet in height and 160 square feet in area. Staff is supportive of the requested signage. The applicant is proposing 49,030 square feet of commercial space in four buildings with a maximum building height of thirty-five feet. There are 255 parking spaces proposed as a part of the development. The typical minimum parking demand for a commercial center of this size would be 217 parking spaces or one space per two hundred and twenty-five square feet of gross floor area. The proposed parking is sufficient to meet the typical minimum parking demand. If more than one restaurant were to locate on the site then staff would have concerns with the proposed parking since a restaurant requires additional parking (one space per one -hundred square feet of gross floor area). The development is touting itself to be a neighborhood based development allowing residents to walk to the area for services. If this proves to be the case then the proposed parking would be sufficient to meet the minimum parking demand. The applicant has indicated screening along the eastern property line as requested by Staff. The applicant has also indicated a six foot wood fence will be placed in this area to screen the adjoining single-family homes. The existing site plan indicates a street buffer along University Avenue. Public Works has requested additional right-of-way in this area. The existing right-of-way along the property frontage is 40 -feet from centerline and the Master Street Plan requires 55 -feet of right-of-way in this area. If the applicant is required to dedicate the additional right-of-way the street buffer will be somewhat reduced along University Avenue. FI June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7421 The applicant has requested a waiver of the requirement for dedication of right- of-way to 55 -feet from centerline for University Avenue as required by the Master Street Plan. Staff feels with the current roadway widths south of West Markham Street and the proposed construction on South University Avenue south of 12th Street the full 55 -foot right-of-way is required. If at any point in the future the City intends to connect the two sections of University Avenue without the right-of-way dedication this would be difficult if not impossible. The site plan indicates an out -parcel along "A" Street. There is an existing single-family home located on the property and the developer has indicated the owner does not wish to participate in the development. The applicant has indicated screening as required between commercial and single-family. The applicant has indicated the area as a future parking lot should the homeowner decide to sell and become willing to participate. Staff has some concerns with this situation should the homeowner decide to continue to reside at this location. There are dumpsters located on both property lines of the existing single-family home and the home will be surrounded by commercial uses and parking lots. This will not make for a comfortable living situation for the residents of the house. The proposed development lies in an area covered by the Urban Land Institute (ULI) Study. The study calls for the parcel to contain lifestyle retail, together with multi -family and single-family homes. The study also indicates the Hillcrest/Lifestyle parcel should be the first to develop in the study area. The panel also recommended the parcel be large enough to stand on its own. The ULI panel recommended a small park built along University Avenue with about 40,000 square feet of retail space around it. The panel recommended well -landscaped streets with surface parking, both at the curb and in small lots, to satisfy the needs of the retailers. Some high- and some low-density housing would fill out the block and provide an attractive and appealing urban setting. Although staff has some reservations about the development with regard to the right-of-way dedication and the areas available for street buffers, and the remaining out -parcel contained within the development, staff is supportive of the development as a whole. The Phase II portion of the development will include the additional commercial/office and residential component of the development as recommended by the ULI panel. In addition the developer has provided elevations and design schemes which staff feels will blend well with the Hillcrest Neighborhood. STAFF RECOMMENDATION Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 0 June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7421 Staff recommends the applicant dedicate right-of-way 55 -feet from the centerline along University Avenue. Staff recommends approval of the request to abandon a portion of "A" Street, a portion of "B" Street and a portion of "C" Street. PLANNING COMMISSION ACTION: (JUNE 26, 2003) Mr. Ron Tabor and Mr. Joe White were present representing the application. There were objectors present. Staff presented the item with a recommendation of approval. Staff noted Public Works comments had been revised to decrease the requested right- of-way along University Avenue. Staff stated the applicant would dedicate an additional nine (9) feet of right-of-way along the roadway and decrease the median size to increase the width of the travel lanes. Staff also noted they were supportive of the request to abandon portions of "A" and "B" Streets located within the development and the portion of "C" Street which would remain after the realignment with the intersection of the Park Plaza Drive. Ms. Ruth Bell addressed the Commission with concerns. She questioned how the proposed development related to the Urban Land Institute Study (ULI). She also stated the Mid -Town Group was currently considering design standards for the area. Ms. Bell stated the group was using the ULI Study as a Bible for design standards. Ms. Bell stated the proposed development was the first redevelopment in the areas and questioned how the proposed development would relate to the overall character of the Hillcrest Neighborhood. Ms. Bell stated the proposed design did not offer mode of transportation other than automobile. She stated accessibility by all modes of transportation, walking, biking etc. were important. Ms. Bell also stated the traffic signal proposed to align "C" Street and the Park Plaza entrance should be timed to allow pedestrian ample time to cross without danger to life or limb. Ms. Valerie Wingert addressed the Commission with concerns. She stated the traffic on "C" Street would increase as a result of the development. She stated she would like to see "C" Street terminate with a cul-de-sac. Ms. Wingert stated she also had concerns with late night businesses locating on the site and patrons driving through the neighborhood. June 26, 2003 SUBDIVISION M NO.: 10 (Cont. FILE NO.: Z-7421 Mr. Don Bonner addressed the Commission in opposition of the closing of "B" Street. He stated he had lived in his home for 40+ years and "B" Street was his access to University Avenue. He stated driving along West Markham and entering from Pierce Street was not an easy option due to the grade at University and Markham Streets. Ms. Betty Burnette addressed the Commission indicating Pierce Street was not sufficient to handle the traffic in the area. She stated customers trying to access the site would travel Pierce Street, which currently had open ditches for drainage and was a very narrow roadway. Ms. Catherine Dulling addressed the Commission in opposition of the proposed development. She stated the area residents had been told the Mid -Town Improvement District was for the redevelopment of University Mall and would not raise the property taxes in the area for homeowners. She stated the proposed development was taking away living space from the area and replacing the space with additional retail. Ms. Dulling stated the area did not need additional retail.space since University Mall was not currently occupied. Ms. Janice Baldwin addressed the Commission with concerns. She stated her mother and farther were the owners of the "out parcel" area. She stated her parents wished to continue to live on the site. Ms. Baldwin stated her concern was that the development would allow her parent to continue to live in their house and maintain the currently quality of life. She questioned if "A" Street would remain open in the area to allow her parent access to their home. Staff stated "A" Street would remain open to the west property line of the "out parcel". Staff also stated "B" Street would be closed to not allow through traffic into the site. Staff stated this was a request of the City since a large number of parking spaces were designed to back into the service drive. Staff stated the portion of "C" Street to be abandoned was the existing street layout and once the street was realigned with the Park Plaza drive entrance the current right-of-way would no longer be needed. There was a general discussion concerning Pierce Street and if the City could require the developer to widen the street. Staff stated this would be off-site improvements, which the City typically did not require. Staff stated when the Phase II portion of the development was constructed the developer would be required to widen Pierce Street to 1/2 street widths adjoining the site. There was a general discussion concerning "C" Street and the request for a cul-de-sac. Staff stated the primary concern of a cul-de-sac was public transportation and safety. Staff noted the condition of "C" Street and indicated this alone would discourage cut - through traffic. 10 June 26, 2003 SUBDIVISION NO.: 10 (Cont.) FILE NO.: Z-7421 Mr. Ron Tabor addressed the Commission concerning the merits of the application. He stated the original PCD was for one building. He stated the original PCD included the realignment of "C" Street in the exact location as was being proposed. Mr. Tabor stated the only change was the current proposal included four buildings and a larger area as suggested by the ULI Study. Mr. Tabor stated the site would be landscaped to meet or exceed ordinance requirements. He stated the design of the center was that of a village design and would fit into the overall character of the Hillcrest neighborhood. A motion was made to approve the application as filed. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 11 June 26, 2003 ITEM NO.: 10 FILE NO.: Z-7421 NAME: University Heights PCD LOCATION: Southeast corner of University Avenue and "C" Street DEVELOPER: Strode Property Company 5950 Berkshire Lane #1275 Dallas, TX 75225 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.3 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, R-3, R-4, PCD ALLOWED USES: Single-family residential uses, Duplex and Commercial PROPOSED ZONING: PCD — Mixed Uses PROPOSED USE: Mixed of Commercial, Office and Residential uses. VARIANCESJVVAIVERS REQUESTED: None requested. BACKGROUND: Several zoning actions have taken place in this area from Board of Adjustment building line variances to actual rezoning action. The most recent was the approval of a PCD for 219 North University Avenue. That request was approved by the Board of Directors on July 16, 2002 (Ordinance No. 18,718). The site was zoned 0-3 and the applicant desired to rezone the site to PCD to allow flexibility in order to provide quality tenants to June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont,- FILE NO.: Z-7421 serve the neighborhood area, utilizing the existing building. The PCD outlined specific uses allowed on the site (Z-7233). A second rezoning request was also for a PCD located between "B" and "C" Streets on the east side of University Avenue. The Board of Directors approved the request on August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from R -3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building along with 74 parking spaces. The applicant also proposed to realign "C" Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant proposed the hours of operation to be from 9:00 am to 9:00 pm Monday through Saturday and from 10:00 am to 8:00 pm on Sunday. The Board of Adjustment approved the use of 5909 and 5911 "C" Street as a commercial parking lot on residentially zoned property on June 17, 1991. The parking lot serves employees and patients of the Gastroenterology Associates P.A. A. PROPOSAL/REQUEST The applicant is requesting a rezoning from various zoning classifications to PCD to allow a two phases development located between West Markham Street and "C" Street and Pierce Street and University Avenue. The development is proposed as a mixed-use development complete with residential, office and commercial uses. The current request is the review and rezoning of the Phase I portion of the development from various zoning classifications to PCD. The Phase II portion of the development will be reviewed by the Commission as the development plans become imminent. Phase I consist of three commercial buildings containing a total of 49,030 square feet of gross floor space. The development also contains 255 parking spaces and is located on a total of 5.3 acres. The applicant is proposing the realignment of "C" Street from the current location to the south to align with the existing traffic signal on University Avenue at the access drive to Park Plaza Mall. The applicant is also proposing the abandonment of portions of "A" Street and "B" Street and the portion of "C" Street, which will be realigned. B. EXISTING CONDITIONS: The area contains existing single-family, multi -family and non-residential uses. Located in the Phase I boundaries are single-family homes, office/retail uses and duplex housing. There is a large multi -family complex located on "C" Street just east of the development and the St. Vincent Day Care facility is located on "A" Street just east of the development (located in the Future Phase II area). 2 June 26, 2003 SUBDIVISION ITEM NO.: _10 Cont.) FILE NO.: Z-7421 Other uses in the area include the Park Plaza Mall, the University Mall, the I -HOP Restaurant and St. Vincent Hospital. C_ NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Hillcrest Residents Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. 2. Repair or replace any curb, gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic and Civil Engineering for approval. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A demonstration must be made that downstream storm water facilities will be adequate. 6. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. A public cul-de-sac or suitable hammerhead turn -around must be provided on "A" and "B" Streets. 8. Some of the additional traffic generated by the proposed development will use Pierce and C Streets for access. These streets have open ditches and are too narrow to provide safe two-way access to the site. 9. With the plan, B Street will continue to function as a public street. Back -out parking lining the street creates a traffic hazard. Permanently closing "B" Street appears to be the best answer. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater Existing sewer mains on site. Relocation of existing sewer mains will be at the Developer's expense. Sewer service must be retained for all 3 June 26, 2003 SUBDIVISION M NO.: 10 {Cont. FILE NO.: Z-7421 existing residences not being removed by this project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Ene_gy: Center -Point Energy has existing facilities on "A", "B" and "C" Streets from Pierce Street to University Avenue. Cost associated with the termination of lines at the east edge of the property will be 100 percent responsibility of the developer. Contact Center -Point Entergy at 377-4539 for additional details. SBC: A ten foot easement is required along the east, west and north property lines. A five foot easement is required along the south property line. Contact SBC at 373-5112 for additional details. Central Arkansas Water: A water main extension and on-site fire protection installed at the Developer's expense will be required in order to provide service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would also be done at the expense of the developer. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows that the majority of the site is shown as Mixed Use. The applicant has applied for a Planned Commercial Development for a retail development. Since more than 50% of the site is shown as Mixed Use, a commercial development with a Planned Zoning District does not require a change to the Land Use Plan. El June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7421 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan a "Blueprint" of our Community. The list of supplemental issues listed a land use objective of encouraging new buildings to relate to the architecture of the neighborhood and a community development objective stating that commercial uses should not be open later than midnight. Landscape: A perimeter landscaping strip will be required between new property lines where vehicular use areas exist unless the area(s) are platted as access easement(s). The proposed land use buffer along the eastern perimeter drops below the average twenty-four (24) foot width requirement. Also, it drops below the six (6) foot seven (7) inch minimum width allowed at any given point by both the zoning and landscape ordinances. The proposed street buffers along "C" Street and along University Avenue drop below the twenty-four (24) foot average width requirement and below the twelve (12) foot width minimum at any given point. Interior landscape islands must be at least 225 square feet in area and 5.6 feet in width to count toward fulfilling interior landscaping requirements of the landscape ordinance. All of the landscape and buffer requirements take into account the reductions allowed within the designated mature area of the City. 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 eastern perimeter where adjacent to residential properties. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Compliance wit the City's Landscape and Buffer Ordinances is requested. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 5, 2003) The applicant was present representing the request. Staff introduced the proposed development indicating there were additional items needed on the proposed site plan. Staff questioned if there would be any outdoor activities and/or dining located on the site and the measures the applicant would take to 5 June 26, 2003 SUBDIVISION NO.: 10 (Cont. FILE NO.: Z-7421 screen the adjoining property owners from noise of the outdoor activities and/or dining. Staff also questioned the proposed signage requesting the details of any signage that would be located on the site. Public Works comments were addressed. Staff stated there were concerns with the closure of "A" Street and the remaining single-family home not being a part of the development. Staff also stated the street could not be closed before their property line. Staff also stated some form of turn -around was needed at the end of "A" and "B" Streets. The applicant questioned if the turn -around could be in the parking lot. Staff stated if the area was dedicated as public through a cross access easement then this would be satisfactory. Staff stated University Avenue would require a dedication of right-of-way. Staff stated currently there was 40 feet of right-of-way and the Master Street Plan required 55 -feet from the centerline. The applicant stated he would work with Public Works on this issue. Landscaping comments were addressed. Staff stated the eastern land use buffer fell below the minimum allowed under both the zoning and landscape ordinance. Staff stated the strip should average 24 feet and be a minimum of 6.7 feet. There being no further items for 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 June 5, 2003 Subdivision Committee meeting. The applicant has indicated "A" Street will remain open to a point on the west property line of the indicated out -parcel; a single-family home which is not participating in the development. The applicant has indicated a hammer -head turn around on "A" Street as requested by the Public Works Department. The applicant has also indicated "B" Street will terminate into the parking lot. The applicant has broken the street and installed a four -foot walking trail in this area to connect the residences to the shopping center. The area adjoining the parking lot will be dedicated as a service easement allowing the city service vehicles a way to turn -around after accessing the homes on "B" Street. The applicant has also verified the operational hours to be from 5:00 am to 1:00 am seven days per week. The applicant has indicated there are possible activities taking place outside in the northern building adjacent to the single- family homes. Staff has concerns with the use of this area as an outdoor dining R June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7421 area and the noise from customers affecting to the near -by homes at a late hour. The applicant has indicated a six (6) foot wood fence for screening of this area but the screen will not deflect the potential sound. Staff would recommend any outdoor activity end by 10:00 pm and that there be no outdoor music allowed. The applicant has indicted dumpster locations on the site plan and indicated the screening requirements of at least two feet above the top of the dumpster. The applicant has also indicated the dumpsters will be serviced from 7:00 am to 6:00 pm. Staff feels the hours of service are acceptable hours. With the limiting to the day light hours, this should limit the impact on the remaining single-family homes in the area. The applicant has indicated storm water detention on the proposed site plan in two locations. The areas are adjacent to "C" Street near the University Avenue intersection. The applicant has also indicated they will verify downstream storm water facilities to prove adequacy. The applicant has indicated two pylon signs to be located near the northern and southern boundaries of the property along University Avenue. The sign area will be the maximum allowed in commercial zones or maximum of 36 -feet in height and 160 square feet in area. Staff is supportive of the requested signage. The applicant is proposing 49,030 square feet of commercial space in four buildings with a maximum building height of thirty-five feet. There are 255 parking spaces proposed as a part of the development. The typical minimum parking demand for a commercial center of this size would be 217 parking spaces or one space per two hundred and twenty-five square feet of gross floor area. The proposed parking is sufficient to meet the typical minimum parking demand. If more than one restaurant were to locate on the site then staff would have concerns with the proposed parking since a restaurant requires additional parking (one space per one -hundred square feet of gross floor area). The development is touting itself to be a neighborhood based development allowing residents to walk to the area for services. If this proves to be the case then the proposed parking would be sufficient to meet the minimum parking demand. The applicant has indicated screening along the eastern property line as requested by Staff. The applicant has also indicated a six foot wood fence will be placed in this area to screen the adjoining single-family homes. The existing site plan indicates a street buffer along University Avenue. Public Works has requested additional right-of-way in this area. The existing right-of-way along the property frontage is 40 -feet from centerline and the Master Street Plan requires 55 -feet of right-of-way in this area. If the applicant is required to dedicate the additional right-of-way the street buffer will be somewhat reduced along University Avenue. rl June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-7421 The applicant has requested a waiver of the requirement for dedication of right- of-way to 55 -feet from centerline for University Avenue as required by the Master Street Plan. Staff feels with the current roadway widths south of West Markham Street and the proposed construction on SOLfth University Avenue south of 12th Street the full 55 -foot right-of-way is required. If at any point in the future the City intends to connect the two sections of University Avenue without the right-of-way dedication this would be difficult if not impossible. The site plan indicates an out -parcel along "A" Street. There is an existing single-family home located on the property and the developer has indicated the owner does not wish to participate in the development. The applicant has indicated screening as required between commercial and single-family. The applicant has indicated the area as a future parking lot should the homeowner decide to sell and become willing to participate. Staff has some concerns with this situation should the homeowner decide to continue to reside at this location. There are dumpsters located on both property lines of the existing single-family home and the home will be surrounded by commercial uses and parking lots. This will not make for a comfortable living situation for the residents of the house. The proposed development lies in an area covered by the Urban Land Institute (ULI) Study. The study calls for the parcel to contain lifestyle retail, together with multi -family and single-family homes. The study also indicates the Hillcrest/Lifestyle parcel should be the first to develop in the study area. The panel also recommended the parcel be large enough to stand on its own. The ULI panel recommended a small park built along University Avenue with about 40,000 square feet of retail space around it. The panel recommended well -landscaped streets with surface parking, both at the curb and in small lots, to satisfy the needs of the retailers. Some high- and some low-density housing would fill out the block and provide an attractive and appealing urban setting. Although staff has some reservations about the development with regard to the right-of-way dedication and the areas available for street buffers, and the remaining out -parcel contained within the development, staff is supportive of the development as a whole. The Phase II portion of the development will include the additional commercial/office and residential component of the development as recommended by the ULI panel. In addition the developer has provided elevations and design schemes which staff feels will blend well with the Hillcrest Neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 0 June 26, 2003 SUBDIVISION ITEM NO.: 10 (Cont. ILE NO.: Z-7 Staff recommends the applicant dedicate right-of-way 55 -feet from the centerline along University Avenue. Staff recommends approval of the request to abandon a portion of "A" Street, a portion of "B" Street and a portion of "C" Street. 9 Subdivision Committee Comments 1 June 5, 2003 ITEM NO.: 10 ,1 u� FILE NO.: Z-7421 NAME: University Heights PCD LOCATION: East side of University Avenue between "A" Street and "C" Street 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. 'N 2. Submit a letter from each of the five public; utility companies stating their approval of the closure of "A" and "B" Streets, or stating their request for needed easements including dimensions. Unless otherwise specifically stated by all public utility companies and Public Works, the area of the abandoned right-of-way will be retained in its entirety as a utility and drainage easement. 3. Provide a letter from an abstract company or equally reliable source which shall delineate the reversionary rights in the right-of-way and the source of dedication. 4. The right-of-way on "A" Street cannot be abandoned as requested unless the property owner of the "Out Parcel' becomes a part of the development. Otherwise, stop the request to abandon "A" Street at the western edge of their property. 5. The area labeled as existing residential on Plan A and labeled as existing residential out parcel on Plan B screening requirements will apply for screening residential and commercial uses. 6. Verify the hours of operation on Plan A. (5 am to 1 pm) 7. Indicate the building orientation on the site plan for each building. 8. Provide elevations of the proposed development. Provide the style, the window openings, building character with regard to entrances. Provide roof details and details with regard to roof treatment for screening of mechanical equipment. Provide details of building materials and colors. Staff encourages the development to blend with the neighborhood. 9. Provide details with regard to signage (location/height/area). 10. Provide landscaping/screening treatment along the eastern boundary to shield the car headlights from the adjoining single family homes. p Variance/Waivers: 1. None requested. Public Works: Plan A: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. 2. Repair or replace any curb, gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. Subdivision Committee Comments (Page 2) ITEM NO.: 10 June 5, 2003 FILE NO.: Z-7421 3. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic and Civil Engineering for approval. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A demonstration must be made that downstream storm water facilities will be adequate. 6. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. A public cul-de-sac or suitable hammerhead turn -around must be provided on "A" and "B" Streets. 8. Some of the additional traffic generated by the proposed development will use Pierce and C Streets for access. These streets have open ditches and are too narrow to provide safe two-way access to the site. Plan B: 1. All comments on "Plan A" apply. 2. With this plan, B Street will continue to function as a as a public street. Back -out parking lining the street creates a traffic hazard. Permanently closing "B" Street appears to be the best answer. Utilities and Fire Department/County Planning: Wastewater Existing sewer mains on site. Relocation of existing sewer mains will be at the Developer's expense. Sewer Service must be retained for all existing residences not being removed by this project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Center -Point Energy has existing facilities on "A", "B" and "C" Streets from Pierce Street to University Avenue. Cost associated with the termination of lines at the east edge of the property will be 100 percent responsibility of the developer. Contact Center -Point Entergy at 377-4539 for additional details. SBC: A ten foot easement is required along the east, west and north property lines. A five foot easement is required along the south property line. Contact SBC at 373-5112 for additional details. Subdivision Committee Comments (Page 3) ITEM NO.: 10 June 5, 2003 FILE NO.: Z-7421 Central Arkansas Water: A water main extension and on-site fire protection installed t the Developer's expense will be required in order to provide service to this property. w" The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If there are facilities that geed to be adjusted and/or relocated, contact Central Arkansas Water. That work would also be done at the expense of the developer. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at ` 992-2438 for additional details. Fire Department: Approved as submitted. �. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows that the majority of the site is shown as Mixed Use. The applicant has applied for a Planned Commercial Development for a retail development. �C Since more than 50% of the site is shown as Mixed Use, a commercial development with a Planned Zoning District does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan a "Blueprint" of our Community. The list of supplemental issues listed a land use objective of encouraging new buildings to relate to the architecture of the neighborhood and a community development objective stating at commercial uses should not be open later than midnight. Landscape: A perimeter landscaping strip will be required between new property lines where vehicular use areas exist unless the area(s) are platted as access easement(s). The proposed land use buffer along the eastern perimeter drops below the average twenty-four (24) foot width requirement. Also, it drops below the six (6) foot seven (7) inch minimum width allowed at any given point by both the zoning and landscape ordinances. The proposed street buffers along "C" Street and along University Avenue drop below the twenty-four (24) foot average width requirement and below the twelve (12) foot width minimum at any given point. Interior landscape islands must be at least 225 square feet in area and 5.6 feet in width to count toward fulfilling interior landscaping requirements of the landscape ordinance. Subdivision Committee Comments (Page 4) ITEM NO.: 10 June 5, 2003 FILE NO.: Z-7421 All of the landscape and buffer requirements take into account the reductions allowed within the designated mature area of the City. 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 eastern perimeter where adjacent to residential properties. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Revised latl lar: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 11, 2003. Subdivision Committee Comments ITEM NO.: 10 NAME: University Heights PCD June 5, 2003 FILE NO.: Z-7421 LOCATION: East side of University Avenue between "A" Street and "C" Street 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. Submit a letter from each of the five public utility companies stating their approval of the closure of "A" and "B" Streets, or stating their request for needed easements including dimensions. Unless otherwise specifically stated by all public utility companies and Public Works, the area of the abandoned right-of-way will be retained in its entirety as a utility and drainage easement. 3. Provide a letter from an abstract company or equally reliable source which shall delineate the reversionary rights in the right-of-way and the source of dedication. 4. The right-of-way on "A" Street cannot be abandoned as requested unless the property owner of the "Out Parcel' becomes a part of the development. Otherwise, stop the request to abandon "A" Street at the western edge of their property. 5. The area labeled as existing residential on Plan A and labeled as existing residential out parcel on Plan B screening requirements will apply for screening residential and commercial uses. 6. Verify the hours of operation on Plan A. (5 am to 1 pm) 7. Indicate the building orientation on the site plan for each building. 8. Provide elevations of the proposed development. Provide the style, the window openings, building character with regard to entrances. Provide roof details and details with regard to roof treatment for screening of mechanical equipment. Provide details of building materials and colors. Staff encourages the development to blend with the neighborhood. 9. Provide details with regard to signage (location/height/area). 10. Provide landscaping/screening treatment along the eastern boundary to shield the car headlights from the adjoining single family homes. Variance/Waivers: 1. None requested. Public Works: Plan A: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from centerline will be required. 2. Repair or replace any curb, gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. Subdivision Committee Comments (Page 2) ITEM NO.: 10 June 5, 2003 FILE NO.: Z-7421 3. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic and Civil Engineering for approval. 4. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A demonstration must be made that downstream storm water facilities will be adequate. 6. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. A public cul-de-sac or suitable hammerhead turn -around must be provided on "A" and "B" Streets. 8. Some of the additional traffic generated by the proposed development will use Pierce and C Streets for access. These streets have open ditches and are too narrow to provide safe two-way access to the site. Plan B: 1. All comments on "Plan A" apply. 2. With this plan, B Street will continue to function as a as a public street. Back -out parking lining the street creates a traffic hazard. Permanently closing "B" Street appears to be the best answer. Utilities and Fire Department/County Planning: Wastewater Existing sewer mains on site. Relocation of existing sewer mains will be at the Developer's expense. Sewer Service must be retained for all existing residences not being removed by this project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : Center -Point Energy has existing facilities on "A", "B" and "C" Streets from Pierce Street to University Avenue. Cost associated with the termination of lines at the east edge of the property will be 100 percent responsibility of the developer. Contact Center -Point Entergy at 377-4539 for additional details. SBC: No comment received. Central Arkansas Water: A water main extension and on-site fire protection installed at the Developer's expense will be required in order to provide service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If there are facilities that Subdivision Committee Comments (Page 3) ITEM NO.: 10 June 5, 2003 FILE NO.: Z-7421 need to be adjusted and/or relocated, contact Central Arkansas Water. That work would also be done at the expense of the developer. All Central Arkansas Water requirements in effect at the time of request for water service must be met. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire De ap rtment: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Heights - Hillcrest Planning District. The Land Use Plan shows that the majority of the site is shown as Mixed Use. The applicant has applied for a Planned Commercial Development for a retail development. Since more than 50% of the site is shown as Mixed Use, a commercial development with a Planned Zoning District does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Plan a "Blueprint" of our Community. The list of supplemental issues listed a land use objective of encouraging new buildings to relate to the architecture of the neighborhood and a community development objective stating that commercial uses should not be open later than midnight. Landscape: A perimeter landscaping strip will be required between new property lines where vehicular use areas exist unless the area(s) are platted as access easement(s). The proposed land use buffer along the eastern perimeter drops below the average twenty-four (24) foot width requirement. Also, it drops below the six (6) foot seven (7) inch minimum width allowed at any given point by both the zoning and landscape ordinances. The proposed street buffers along "C" Street and along University Avenue drop below the twenty-four (24) foot average width requirement and below the twelve (12) foot width minimum at any given point. Interior landscape islands must be at least 225 square feet in area and 5.6 feet in width to count toward fulfilling interior landscaping requirements of the landscape ordinance. All of the landscape and buffer requirements take into account the reductions allowed within the designated mature area of the City. Subdivision Committee Comments (Page 4) ITEM NO.: 10 June 5, 2003 FILE NO.: Z-7421 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 eastern perimeter where adjacent to residential properties. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan., Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 11, 2003.