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HomeMy WebLinkAboutZ-7895-A Staff AnalysisFILE NO.: Z -7895-A NAME: 7th and Woodrow Short -form PCD LOCATION: Located on the Southeast corner of 7th and Woodrow Streets DEVELOPER: Stephen R. Giles, PA 425 West Capitol Avenue, Suite 3200 Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.29 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 zoning lot R-3, Single-family Single-family residential PCD Restaurant VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant is requesting a use change for this parcel of land located adjacent to Interstate 630. This establishment will be an office/commercial mix consisting of an innovative, destination, theme restaurant featuring barbeque, grilled meats and home -style southern comfort food, and a restaurant office building. The restaurant will serve food representing Arkansas' heritage. One drive through window will be located on the west side of the restaurant accessible from Woodrow Street. Hours of operation will be the normal restaurant business hours. No late night entertainment is proposed and the predominate business will not be bar customers. This will be the first rate facility featuring a country style antique "general store" motif with a smokehouse. The entire project will be extensively landscaped with special attention given to the existing creek that will FILE NO.: Z -7895-A (Cont. run through a large outdoor patio area for the customers. Parking is all on-site oriented to 7th Street. The site plan orients the building where it will minimize impact on the surrounding residential neighborhood. Lighting will be subdued and restricted to the site. One of the existing houses on the block will remain and be converted into an office for the restaurant business. B. EXISTING CONDITIONS - The site contains four single-family homes located along West 7th Street. The homes along Woodrow Street have been removed and a large pile of dirt is located near the southern perimeter of the site. To the south of the site is the 1-630 right of way and to the north of the site are single-family homes. East of the site there are three single-family homes fronting Appianway. West of the site across Woodrow Street there are single-family homes. Other uses in the area include a vacant restaurant, office uses and office/warehouse uses all located east of the site along West 7th Street. A City of Little Rock Alert Center is located east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Capitol View Stifft Station Neighborhood Association, the Capitol Hill Neighborhood Association, along with all property owners 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. 7th Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersections of 7th Street and Woodrow Street and at 7th Street and Appianway Street if part of this application. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Appianway Street including 5 -foot sidewalk with the planned development. Appianway Street should be improved to a commercial standard providing 18 feet of street from centerline to back of curb. The sidewalk on Appianway Street is to be located at the property line and not at the back of curb 4. The radius at the intersection of Woodrow Street and 7th Street should be improved to a 30 -foot radius and if the adjacent property is part of this application, the radius at the intersection of 7th Street and Appianway Street 2 FILE NO.: Z -7895-A (Cont. should be improved to 25 -foot radius. The radius of the curb at Woodrow and 7th must be improved to a 30 foot radius. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 6. Old curb cuts should be closed per Public Works detail. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Woodrow Street. 8. The property is located in the 100 -year floodplain. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The finished floor of the proposed structures must be constructed to at least 1 foot above the 100 -year floodplain elevation. Provide the finished floor elevation of the proposed new structure(s). The proposed office is also shown to be in the floodplain. If the existing house is to remain and be converted into the office, it must meet the modern flood regulations if the structure is improved 50% or more of the appraised value of the structure conducted by a licensed appraiser. These improvements include all improvements associated with the structure. The appraisal and cost of estimated work will be required to be submitted at time of development. The modern code would require the finished floor of the structure to be elevated to 1 foot above the base flood elevation and all supporting mechanical systems such as the HVAC to be elevated to the base flood elevation or higher. 10. 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. 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Provide the proposed design of the detention pond showing how the site will detain. 12. 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). 13. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The minimum spacing between driveways on a collector street and commercial streets is 250 feet. The southern driveway of the drive thru is located within the AHTD right -of - 3 FILE NO.: Z -7895-A Cont.) way, which controls access to the property in that area. The width of a driveway must not exceed 36 feet. Per City code, driveways must be spaced 250 ft from other driveways and spaced 250 ft from the right-of-way line of an intersection. Since the property on 7th Street has less than 250 ft of frontage, the driveway must be located as far away from the intersection as possible as shown on the plan. The survey shows access can be taken to Woodrow St. from the property across AHTD right-of-way. Only one driveway is allowed on Woodrow Street to be located at least 250 ft from the 7th Street right-of-way line. 15. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17. Per City code, the ditch that runs through the property should be improved to handle the 25 -year storm flow. A 100 -year overflow path should be provided with minimal damage to this property. Provide detailed design of the improved channel and a certification of its carrying capacity during the 25 year storm prepared by a professional engineer. Consideration should be taken of the friction loss of the ditch curvature. Provide certification that the proposed structure(s) will not be flooded by the 100 year storm event prepared by a professional engineer. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. No construction is allowed closer than five feet of the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) may be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 — the West Markham Route. 9 FILE NO.: Z -7895-A F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a rezoning to allow the development of a restaurant and an office. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-09-03). Master Street Plan: Woodrow Street and 7th Street are shown as Collectors on the Mater Street plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bic cle Plan: The Master Street Plan bicycle section shows a Class III bike route along 7' Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The Stephens Area neighborhood action plan covers this area. Their economic development goal states a need to "work with Housing and Neighborhoods to redevelop structures on the east side of Woodrow Street into new manufacturing, offices, or commercial space." The Capitol View Neighborhood Action Plan also addresses this issue: "Rezone Woodrow between 1-630 and 7th Street between Thayer and Woodrow to Quiet Office to encourage replacement of poorly maintained rental housing with small professional offices." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan submitted was not to scale; therefore, a full review for minimal City code compliance cannot be done at this time. 3. Street buffers/land use buffers appear deficient on all sides. A variance from both the Planning Commission and the City Beautiful Commission are required prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 5. If the site is larger than one acre it must be irrigated with an automatic irrigation system. 6. Preservation of the existing trees is encouraged by the City Beautiful Commission. 5 FILE NO.: Z -7895-A (Cont. 7. Attention to the view from Interstate 630 off ramp would be appreciated. This site is located within a scenic corridor. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the developer locate the dumpster facility on the proposed site plan. Staff also requested any proposed signage be included on the site plan. Staff stated they were concerned with a commercial use being located adjacent to residential homes. Staff stated the site plan indicated outdoor activities and parking along West 7t" Street which could impact the adjacent homes. Public Works comments were addressed. Staff stated the indicated drives on Woodrow Street did not meet typical minimum ordinance standards. Staff stated street improvements to Appianway Street would be required with the site development. Staff requested the applicant provide the finished floor elevation of the proposed new structure. Staff stated the office was located in the floodplain. Staff stated if the structure was converted to an office use it must meet the modern flood regulations if the conversion valued the structure at 50 percent or more than the present appraised value. Staff also requested the revised site plan include areas set aside for detention. Landscaping comments were addressed. Staff stated the site plan did not meet the minimum ordinance requirements. Staff stated a minimum of eight percent of the paved areas should be designated as landscaping. Staff also stated the minimum street buffer width was six feet nine inches. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing few of the technical issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has not indicated the location of the proposed dumpster facility, provided the finished floor elevation of the proposed new structure, the design of the detention pond nor does the revised site plan remove the drives along Woodrow Street. The applicant has indicated three driveway locations along Woodrow Street. The southern most drive is located within the Arkansas State Highway and Transportation Department right of way. The northern most drive is located 150 -feet from the intersection of West 7t Street. The ordinance typically requires commercial drives be a minimum of 250 -feet for the intersection with a collector street. Staff is not supportive of the drives as proposed. [lei FILE NO.: Z -7895-A (Cont. The revised site plan has not indicated the location for the proposed dumpster. Staff has concerns with the possible placement of the dumpster and the potential hours of dumpster service. There is an existing single-family residence located in the area labeled on the site plan as "All trees shown are existing to remain". The site plan also includes the placement of two outdoor patio areas one located very near this single-family home, The second located within the parking area adjacent to West 7th Street. Staff has concerns with the outdoor activity being located so near this home and the possibility of negative impacts on this home. The revised site plan does not include the placement of sidewalks on Appianway Street nor the required curb radius at the intersection with West 7th and Woodrow Streets. Staff feels these items should be included on the site plan to ensure compliance with the Master Street Plan requirements for street construction. The proposed site plan has not addressed detention as required by the Storm Water Detention Ordinance. Staff has requested the applicant provide the design of the detention pond showing how the site will be detained. Staff feels detention should be addressed to ensure compliance with minimum ordinance standards. There is an existing drainage way located on the site. Per City code, the ditch that runs through the property should be improved to handle the 25 -year storm flow_ A 100 -year overflow path should be provided with minimal damage to the property. Staff has requested the applicant provide a detailed design of the improved channel and certification of its carrying capacity during the 25 -year storm prepared by a professional engineer. Staff also requested certification that the proposed structures would not be flooded by the 100 -year storm also prepared by a professional engineer. Land use buffers are typically required where adjacent to single-family. Typically the buffer is required at six percent of the average depth of the property. The site plan does not include a land use buffer adjacent to the existing residences located along Appianway Street along the northern or southern perimeters adjacent to the parking areas. The site plan indicates the placement of 101 parking spaces on the site. The building is proposed with a total of 9,840 square feet of restaurant space and the office structure contains approximately 800 square feet. Based on the square footage proposed a total of 100 parking spaces would typically be required. A single sign location is indicated on the site plan near Interstate 630. The applicant has not provided details of the proposed signage. Staff recommends if the site plan is approved the signage be limited to signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The site plan indicates the placement of parking pulling into West 7th Street. There are single-family homes located to the north of West 7th Street which could potentially be impacted by headlights from customers entering and exiting the site. Staff feels this area should be protected by removing the spaces or by landscaping the area providing a screen to limit the impact on the adjacent homes. 7 FILE NO.: Z -7895-A (Cont. The site plan indicates the placement of a drive-through window but does not address the placement of an order menu board. Once again staff has concerns with the placement of the order board and potential impacts on the nearby single- family homes. Typically order boards are to be screened to limit over spilling of sound from the site. Staff would recommend if the site plan is approved and an order menu board is used the menu board be screened to minimize any potential impact on the nearby homes. In addition one of the proposed drive lanes for the drive-through facility is located within the AHTD right of way. Staff is supportive of allowing the site to develop with a restaurant and office use. Staff is not however supportive of the site plan as proposed. There are a number of issues which remain outstanding associated with the request which staff feels should be addressed prior to the Commission acting on the proposed rezoning and site plan. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff stated on February 9, 2007, the applicant submitted a requested for deferral of the item to the April 12, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was not present. Staff presented the item stating the applicant had requested on April 10, 2007, the item be deferred to the May 24, 2007, public hearing to allow staff and the applicant additional time to resolve outstanding concerns related to the proposed site plan. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to approve the By-law waiver request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. W FILE NO.: Z -7895-A (Cont. STAFF UPDATE: The applicant submitted a request dated May 11, 2007, requesting a deferral of this item to the July 5, 2007, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 11, 2007, requesting a deferral of the item to the July 5, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. STAFF UPDATE: The applicant submitted a revised site plan to staff addressing few of the previously raised concerns. The revised site plan has addressed staffs concerns related to the location of the proposed drives. The applicant has indicated a single drive from Woodrow located near the Interstate Exit Ramp outside the AHTD right of way. The site plan also includes drives on West 7th and Appianway Streets. The indicated drives are located adequately to meet the typical minimum ordinance requirements for driveway spacing. The revised plan indicates the placement of a 20 -foot radial dedication at the intersection of Woodrow and West 7th Streets. Staff recommends this radius be increased to 30 -feet to facilitate traffic flows in the area. The applicant has provided the location of the proposed dumpster facility on the site plan. The applicant has located the dumpster along the southern portion of the site near a proposed parking area. The hours of service for the dumpster have not been included. Based on the proximity of residential uses to the site, staff recommends if the development is approved, the hours should be limited to daylight hours. The site plan still indicates the placement of outdoor dining with the location very near the existing single-family home located adjacent to the development. As previously indicated, this development wraps around this home leaving them very little protection from activities taking place on the site. The patio area does not indicate a screening mechanism which would prohibit direct views of the outdoor diners into the residence's back yard. To the north of the single-family home, a parking lot and driveway are indicated. The development is proposing the utilization of a 20 -foot alley to serve the parking lot located on West 7th Street. The parking has four spaces along the common lot line with the residence and the site plan does not indicate the placement of any landscaping or screening in this area. Although this is located in the rear yard area of the home, staff X FILE NO.: Z -7895-A (Cont. still has concerns of how the headlights from the automobiles will affect the livability of the residence. The site plan indicates the placement of landscaping and buffering per the minimum requirements of the landscape and buffer ordinance along the street sides. The Interstate landscape strip is deficient. Typically a 30 -foot landscape strip is located adjacent to the right of way. The site plan submitted does not include any area for this required buffer. The applicant is working with staff concerning the proposed channel improvements to the existing drainage way through the site. The applicant has also indicated detailed plans for detention will be provided to staff with the submission of final plans for development. The site plan indicates the placement of 96 parking spaces along with a building containing 9,840 square feet. The ordinance would typically require the placement of 98 parking spaces to serve a restaurant development. In addition an office is proposed on the site with the office structure containing approximately 800 square feet. Two parking spaces for the office use would typically be required. The site would typically require the placement of 100 parking spaces. A single sign has been indicated on the site along the southeastern portion of the site. It appears in the location proposed the sign does not have direct street frontage since it appears there is a lot between the applicant's property and the AHTD right of way. The sign height and area have not been indicated on the site plan as previously requested. Staff is not supportive of the placement of the sign as located on the site plan. Staff also requests the applicant limit the height and size of the sign and take into consideration the residential uses located to the east of the site. The drive through facility is located on the site plan but staff concerns have not been fully addressed. The order menu board is located along Woodrow Street accessing the front of the building for service. The screening mechanism has not been addressed. Staff recommends if the site plan is approved and the order menu board is used, the board be screened per typical minimum ordinance standards. If the board is located as proposed, the screening would be required along Woodrow Street. Staff recommends the board be incorporated into the landscaping and become an architectural element and constructed of similar construction materials as the proposed building. The applicant is seeking a five year deferral of the required street improvements to Appianway Street. Staff is not supportive of this request. Three driveways are proposed as access to the site on Appianway. Staff feels if the street is going to serve the development, street construction should take place at the time of redevelopment of the site. Staff continues to have concerns with the proposed site plan. The parking located at the intersection of Woodrow Street and West 7th Street is a major concern. This intersection is a gateway into the Capitol. View Stifft Station Neighborhood and staff feels the entrance should not be marked with a hard surface parking lot. Staff feels the M] FILE NO.: Z -7895-A (Cont.) intersection should be softened to create an inviting entrance to the area. Staff is also concerned that the site plan only includes minimal landscaping and buffering along the roadways and is deficient along the Interstate frontage. Staff is concerned that on this site the minimums may not offer protection to the adjoining homes necessary to not impact their quality of life. The site will generate a great deal of traffic and the applicant has not indicated any mechanism to limit the intrusion of noise both from automobile traffic and customer traffic into the nearby homes located to the east along Appianway Street, the north across West 7th Street and to the west across Woodrow Street. Based on the site plan issues and concerns, staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There was one registered objector present. Staff presented the item with a recommendation of denial of the request. Staff stated there were a number of concerns related to the proposed site plan which they felt should be addressed for the development to fit into the neighborhood. Staff stated their concerns were related to how this development would impact the existing homes located across West 7th, Woodrow and Appianway Streets. Mr. Mark Abernathy addressed the Commission on the merits of his request. He stated he had presented the plan to the neighborhood association and received a warm response. He stated the neighborhood was excited to have such an establishment entering their neighborhood. He stated the development was proposed utilizing the existing drainage structure within the site. He stated this would become an architectural feature as opposed to the existing overgrown drainage way. He stated he also proposed screening along the perimeters of the site. He stated it was as important to screen the development from the adjoining areas as it was to protect the homes. He stated he felt there were a number of misunderstandings by staff associated with the request. He stated he felt most of their concerns could be addressed. He stated the only thing he was not willing to change was the placement of the building. He stated to move the building to the corner did not allow his vision to be achieved. The Commission questioned if the item should be deferred to allow staff and the applicant to define the site plan. Mr. Abernathy stated he was willing to work with staff prior to the item going before the Board of Directors to address their concerns. Commissioner Williams stated he was not comfortable allowing staff to negotiate a site plan he had not seen. Ms. Ruth Bell addressed the Commission with concerns. She stated she was representing the League of Women Voters of Pulaski County and their concern was how a development fit the character of a neighborhood. She stated a parking lot at the corner was not an attractive entrance to the neighborhood. She stated she felt the details of the site plan should be addressed prior to the Commission acting on the request. 11 FILE NO.: Z -7895-A Cont. There was a general discussion concerning the proposed request and the specifics of the development. The Commission suggested the applicant defer the item and work with staff to address their concerns. Mr. Abernathy agreed to the deferral. A motion was made to defer the item to the August 16, 2007, public hearing. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. STAFF UPDATE: The applicant submitted a revised site plan indicating landscaping and screening. The revised plan has included a radial dedication at the intersection of West 7th and Woodrow Streets and indicated additional landscaping at the intersection. The revised plan includes the placement of landscaping along West 7th Street to shield the headlights of automobiles. The site plan includes screening, both landscaping and fencing, around the rear yard of the single-family residence located adjacent to the development; on the north, west and southern perimeters of the home. Building signage is proposed consistent with signage allowed in commercial zones. A single ground mounted sign is proposed along the southern perimeter, adjacent to the office with a maximum height of 36 -feet and a maximum sign area of 160 square feet consistent with signage allowed in commercial zones. The overall size of the building has been reduced. The site plan indicates the placement of 98 on-site parking spaces and four parking spaces backing into Appianway Street. Staff is not supportive of the allowance of the parking backing into the street as proposed. Staff is supportive of the interior parking plan. The parking based on typical minimum parking requirements for a restaurant use is 83 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking requirement. The site plan does not include the 30 -foot landscape buffer along the Interstate side. The site plan indicates a 6 -foot 9 -inch landscape strip along the southern perimeter near the Interstate exit ramp. This reduced landscape strip will require a variance from the City Beautiful Commission prior to the item being forwarded to the Board of Directors for final action. The revised site plan has not addressed staff's concerns related to the order menu board. The applicant has indicated they will work with staff to construct screening per the typical ordinance standards and incorporate the screening wall into the landscape as a feature of the landscaping. The applicant continues to request a deferral of the required street improvements to Appianway Street. Staff is not supportive of the deferral request. The applicant is proposing to utilize Appianway Street as assess to the site for both ingress and egress. Staff recommends the street be constructed to Master Street Plan standard to reduce any potential conflicts with customers entering and exiting the site. 12 PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had resolved their concerns related to the proposed development including screening and landscaping. Staff stated the applicant had indicated a single sign located along the southeastern perimeter of the site consistent with signage allowed in commercial zones. Staff presented a recommendation the applicant work with staff to design a sign as an architectural feature for the site. Staff stated the applicant had agreed to construct the required improvements to Appianway Street. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 13 August 16, 2007 ITEM NO.: C FILE NO.: Z -7895-A NAME: 7th and Woodrow Short -form PCD LOCATION: Located on the Southeast corner of 7th and Woodrow Streets DEVELOPER: Stephen R. Giles, PA 425 West Capitol Avenue, Suite 3200 Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.29 acres NUMBER OF LOTS: 1 zoning lot CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Restaurant VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant is requesting a use change for this parcel of land located adjacent to Interstate 630. This establishment will be an office/commercial mix consisting of an innovative, destination, theme restaurant featuring barbeque, grilled meats and home -style southern comfort food, and a restaurant office building. The restaurant will serve food representing Arkansas' heritage. One drive through window will be located on the west side of the restaurant accessible from Woodrow Street. Hours of operation will be the normal restaurant business hours. No late night entertainment is proposed and the predominate business will not be bar customers. This will be the first rate facility featuring a country style antique "general store" motif with a smokehouse. The entire project will be August 16, 2007 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -7895-A extensively landscaped with special attention given to the existing creek that will run through a large outdoor patio area for the customers. Parking is all on-site oriented to 7th Street. The site plan orients the building where it will minimize impact on the surrounding residential neighborhood. Lighting will be subdued and restricted to the site. One of the existing houses on the block will remain and be converted into an office for the restaurant business. B. EXISTING CONDITIONS: The site contains four single-family homes located along West 7th Street. The homes along Woodrow Street have been removed and a large pile of dirt is located near the southern perimeter of the site. To the south of the site is the 1-630 right of way and to the north of the site are single-family homes. East of the site there are three single-family homes fronting Appianway. West of the site across Woodrow Street there are single-family homes. Other uses in the area include a vacant restaurant, office uses and office/warehouse uses all located east of the site along West 7th Street. A City of Little Rock Alert Center is located east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Capitol View Stifft Station Neighborhood Association, the Capitol Hill Neighborhood Association, along with all property owners 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. 7th Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersections of 7th Street and Woodrow Street and at 7th Street and Appianway Street if part of this application. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Appianway Street including 5 -foot sidewalk with the planned development. Appianway Street should be improved to a commercial standard providing 18 feet of street from centerline to back of curb. The sidewalk on Appianway Street is to be located at the property line and not at the back of curb 2 August 16, 2007 SUBDIVISION TEM NO.: C (Cont. 101111:8►1:01WAIM 4. The radius at the intersection of Woodrow Street and 7th Street should be improved to a 30 -foot radius and if the adjacent property is part of this application, the radius at the intersection of 7th Street and Appianway Street should be improved to 25 -foot radius. The radius of the curb at Woodrow and 7th must be improved to a 30 foot radius. 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 6. Old curb cuts should be closed per Public Works detail. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Woodrow Street. 8. The property is located in the 100 -year floodplain. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The finished floor of the proposed structures must be constructed to at least 1 foot above the 100 -year floodplain elevation. Provide the finished floor elevation of the proposed new structure(s). The proposed office is also shown to be in the floodplain. If the existing house is to remain and be converted into the office, it must meet the modern flood regulations if the structure is improved 50% or more of the appraised value of the structure conducted by a licensed appraiser. These improvements include all improvements associated with the structure. The appraisal and cost of estimated work will be required to be submitted at time of development. The modern code would require the finished floor of the structure to be elevated to 1 foot above the base flood elevation and all supporting mechanical systems such as the HVAC to be elevated to the base flood elevation or higher. 10. 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. 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Provide the proposed design of the detention pond showing how the site will detain. 12. 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). 3 August 16, 2007 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -7895-A 13. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The minimum spacing between driveways on a collector street and commercial streets is 250 feet. The southern driveway of the drive thru is located within the AHTD right-of- way, which controls access to the property in that area. The width of a driveway must not exceed 36 feet. Per City code, driveways must be spaced 250 ft from other driveways and spaced 250 ft from the right-of-way line of an intersection. Since the property on 7th Street has less than 250 ft of frontage, the driveway must be located as far away from the intersection as possible as shown on the plan. The survey shows access can be taken to Woodrow St. from the property across AHTD right-of-way. Only one driveway is allowed on Woodrow Street to be located at least 250 ft from the 7th Street right-of-way line. 15. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17. Per City code, the ditch that runs through the property should be improved to handle the 25 -year storm flow. A 100 -year overflow path should be provided with minimal damage to this property. Provide detailed design of the improved channel and a certification of its carrying capacity during the 25 year storm prepared by a professional engineer. Consideration should be taken of the friction loss of the ditch curvature. Provide certification that the proposed structure(s) will not be flooded by the 100 year storm event prepared by a professional engineer. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. No construction is allowed closer than five feet of the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) may M August 16, 2007 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z -7895-A be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 — the West Markham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a rezoning to allow the development of a restaurant and an office. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-09-03). Master Street Plan: Woodrow Street and 7th Street are shown as Collectors on the Mater Street plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: The Master Street Plan bicycle section shows a Class III bike route along 7th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The Stephens Area neighborhood action plan covers this area. Their economic development goal states a need to "work with Housing and Neighborhoods to redevelop structures on the east side of Woodrow Street into new manufacturing, offices, or commercial space." The Capitol View Neighborhood Action Plan also addresses this issue: "Rezone Woodrow between 1-630 and 7th Street between Thayer and Woodrow to Quiet Office to encourage replacement of poorly maintained rental housing with small professional offices." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan submitted was not to scale; therefore, a full review for minimal City code compliance cannot be done at this time-. 5 August 16, 2007 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -7895-A 3. Street buffers/land use buffers appear deficient on all sides. A variance from both the Planning Commission and the City Beautiful Commission are required prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 %2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 5. If the site is larger than one acre it must be irrigated with an automatic irrigation system. 6. Preservation of the existing trees is encouraged by the City Beautiful Commission. 7. Attention to the view from Interstate 630 off ramp would be appreciated. This site is located within a scenic corridor. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the developer locate the dumpster facility on the proposed site plan. Staff also requested any proposed signage be included on the site plan. Staff stated they were concerned with a commercial use being located adjacent to residential homes. Staff stated the site plan indicated outdoor activities and parking along West 7th Street which could impact the adjacent homes. Public Works comments were addressed. Staff stated the indicated drives on Woodrow Street did not meet typical minimum ordinance standards. Staff stated street improvements to Appianway Street would be required with the site development. Staff requested the applicant provide the finished floor elevation of the proposed new structure. Staff stated the office was located in the floodplain. Staff stated if the structure was converted to an office use it must meet the modern flood regulations if the conversion valued the structure at 50 percent or more than the present appraised value. Staff also requested the revised site plan include areas set aside for detention. Landscaping comments were addressed. Staff stated the site plan did not meet the minimum ordinance requirements. Staff stated a minimum of eight percent of the paved areas should be designated as landscaping. Staff also stated the minimum street buffer width was six feet nine inches. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 9 August 16, 2007 SUBDIVISION ITEM NO.: C (Cont. H. ANALYSIS: FILE NO.: Z -7895-A The applicant submitted a revised site plan to staff addressing few of the technical issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has not indicated the location of the proposed dumpster facility, provided the finished floor elevation of the proposed new structure, the design of the detention pond nor does the revised site plan remove the drives along Woodrow Street. The applicant has indicated three driveway locations along Woodrow Street. The southern most drive is located within the Arkansas State Highway and Transportation Department right of war. The northern most drive is located 150 -feet from the intersection of West 7t Street. The ordinance typically requires commercial drives be a minimum of 250 -feet for the intersection with a collector street. Staff is not supportive of the drives as proposed. The revised site plan has not indicated the location for the proposed dumpster. Staff has concerns with the possible placement of the dumpster and the potential hours of dumpster service. There is an existing single-family residence located in the area labeled on the site plan as "All trees shown are existing to remain". The site plan also includes the placement of two outdoor patio areas one located very near this single-family home. The second located within the parking area adjacent to West 7th Street. Staff has concerns with the outdoor activity being located so near this home and the possibility of negative impacts on this home. The revised site plan does not include the placement of sidewalks on Appianway Street nor the required curb radius at the intersection with West 7th and Woodrow Streets. Staff feels these items should be included on the site plan to ensure compliance with the Master Street Plan requirements for street construction. The proposed site plan has not addressed detention as required by the Storm Water Detention Ordinance. Staff has requested the applicant provide the design of the detention pond showing how the site will be detained. Staff feels detention should be addressed to ensure compliance with minimum ordinance standards. There is an existing drainage way located on the site. Per City code, the ditch that runs through the property should be improved to handle the 25 -year storm flow. A 100 -year overflow path should be provided with minimal damage to the property. Staff has requested the applicant provide a detailed design of the improved channel and certification of its carrying capacity during the 25 -year storm prepared by a professional engineer. Staff also requested certification that the proposed structures would not be flooded by the 100 -year storm also prepared by a professional engineer. Land use buffers are typically required where adjacent to single-family. Typically the buffer is required at six percent of the average depth of the property. The site plan does not include a land use buffer adjacent to the existing residences located along Appianway Street along the northern or southern perimeters adjacent to the parking areas. I.1 August 16, 2007 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -7895-A The site plan indicates the placement of 101 parking spaces on the site. The building is proposed with a total of 9,840 square feet of restaurant space and the office structure contains approximately 800 square feet. Based on the square footage proposed a total of 100 parking spaces would typically be required. A single sign location is indicated on the site plan near Interstate 630. The applicant has not provided details of the proposed signage. Staff recommends if the site plan is approved the signage be limited to signage allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The site plan indicates the placement of parking pulling into West 7th Street. There are single-family homes located to the north of West 7th Street which could potentially be impacted by headlights from customers entering and exiting the site. Staff feels this area should be protected by removing the spaces or by landscaping the area providing a screen to limit the impact on the adjacent homes. The site plan indicates the placement of a drive-through window but does not address the placement of an order menu board. Once again staff has concerns with the placement of the order board and potential impacts on the nearby single- family homes. Typically order boards are to be screened to limit over spilling of sound from the site. Staff would recommend if the site plan is approved and an order menu board is used the menu board be screened to minimize any potential impact on the nearby homes. In addition one of the proposed drive lanes for the drive-through facility is located within the AHTD right of way. Staff is supportive of allowing the site to develop with a restaurant and office use. Staff is not however supportive of the site plan as proposed. There are a number of issues which remain outstanding associated with the request which staff feels should be addressed prior to the Commission acting on the proposed rezoning and site plan. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff stated on February 9, 2007, the applicant submitted a requested for deferral of the item to the April 12, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. August 16, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -7895-A PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was not present. Staff presented the item stating the applicant had requested on April 10, 2007, the item be deferred to the May 24, 2007, public hearing to allow staff and the applicant additional time to resolve outstanding concerns related to the proposed site plan. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to approve the By-law waiver request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated May 11, 2007, requesting a deferral of this item to the July 5, 2007, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 11, 2007, requesting a deferral of the item to the July 5, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. STAFF UPDATE: The applicant submitted a revised site plan to staff addressing few of the previously raised concerns. The revised site plan has addressed staff's concerns related to the location of the proposed drives. The applicant has indicated a single drive from Woodrow located near the Interstate Exit Ramp outside the AHTD right of way. The site plan also includes drives on West 7th and Appianway Streets. The indicated drives are located adequately to meet the typical minimum ordinance requirements for driveway spacing. The revised plan indicates the placement of a 20 -foot radial dedication at the intersection of Woodrow and West 7th Streets. Staff recommends this radius be increased to 30 -feet to facilitate traffic flows in the area. 9 August 16, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -7895-A The applicant has provided the location of the proposed dumpster facility on the site plan. The applicant has located the dumpster along the southern portion of the site near a proposed parking area. The hours of service for the dumpster have not been included. Based on the proximity of residential uses to the site, staff recommends if the development is approved, the hours should be limited to daylight hours. The site plan still indicates the placement of outdoor dining with the location very near the existing single-family home located adjacent to the development. As previously indicated, this development wraps around this home leaving them very little protection from activities taking place on the site. The patio area does not indicate a screening mechanism which would prohibit direct views of the outdoor diners into the residence's back yard. To the north of the single-family home, a parking lot and driveway are indicated. The development is proposing the utilization of a 20 -foot alley to serve the parking lot located on West 7th Street. The parking has four spaces along the common lot line with the residence and the site plan does not indicate the placement of any landscaping or screening in this area. Although this is located in the rear yard area of the home, staff still has concerns of how the headlights from the automobiles will affect the livability of the residence. The site plan indicates the placement of landscaping and buffering per the minimum requirements of the landscape and buffer ordinance along the street sides. The Interstate landscape strip is deficient. Typically a 30 -foot landscape strip is located adjacent to the right of way. The site plan submitted does not include any area for this required buffer. The applicant is working with staff concerning the proposed channel improvements to the existing drainage way through the site. The applicant has also indicated detailed plans for detention will be provided to staff with the submission of final plans for development. The site plan indicates the placement of 96 parking spaces along with a building containing 9,840 square feet. The ordinance would typically require the placement of 98 parking spaces to serve a restaurant development. In addition an office is proposed on the site with the office structure containing approximately 800 square feet. Two parking spaces for the office use would typically be required. The site would typically require the placement of 100 parking spaces. A single sign has been indicated on the site along the southeastern portion of the site. It appears in the location proposed the sign does not have direct street frontage since it appears there is a lot between the applicant's property and the AHTD right of way. The sign height and area have not been indicated on the site plan as previously requested. Staff is not supportive of the placement of the sign as located on the site plan. Staff also requests the applicant limit the height and size of the sign and take into consideration the residential uses located to the east of the site. August 16, 2007 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -7$95-A The drive through facility is located on the site plan but staff concerns have not been fully addressed. The order menu board is located along Woodrow Street accessing the front of the building for service. The screening mechanism has not been addressed. Staff recommends if the site plan is approved and the order menu board is used, the board be screened per typical minimum ordinance standards. If the board is located as proposed, the screening would be required along Woodrow Street. Staff recommends the board be incorporated into the landscaping and become an architectural element and constructed of similar construction materials as the proposed building. The applicant is seeking a five year deferral of the required street improvements to Appianway Street. Staff is not supportive of this request. Three driveways are proposed as access to the site on Appianway. Staff feels if the street is going to serve the development, street construction should take place at the time of redevelopment of the site. Staff continues to have concerns with the proposed site plan. The pal -king located at the intersection of Woodrow Street and West 7th Street is a major concern. This intersection is a gateway into the Capitol View Stifft Station Neighborhood and staff feels the entrance should not be marked with a hard surface parking lot. Staff feels the intersection should be softened to create an inviting entrance to the area. Staff is also concerned that the site plan only includes minimal landscaping and buffering along the roadways and is deficient along the Interstate frontage. Staff is concerned that on this site the minimums may not offer protection to the adjoining homes necessary to not impact their quality of life. The site will generate a great deal of traffic and the applicant has not indicated any mechanism to limit the intrusion of noise both from automobile traffic and customer traffic into the nearby homes located to the east along Appianway Street, the north across West 7th Street and to the west across Woodrow Street. Based on the site plan issues and concerns, staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There was one registered objector present. Staff presented the item with a recommendation of denial of the request. Staff stated there were a number of concerns related to the proposed site plan which they felt should be addressed for the development to fit into the neighborhood. Staff stated their concerns were related to how this development would impact the existing homes located across West 7th, Woodrow and Appianway Streets. Mr. Mark Abernathy addressed the Commission on the merits of his request. He stated he had presented the plan to the neighborhood association and received a warm response. He stated the neighborhood was excited to have such an establishment 11 August 16, 2007 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z -7895-A entering their neighborhood. He stated the development was proposed utilizing the existing drainage structure within the site. He stated this would become an architectural feature as opposed to the existing overgrown drainage way. He stated he also proposed screening along the perimeters of the site. He stated it was as important to screen the development from the adjoining areas as it was to protect the homes. He stated he felt there were a number of misunderstandings by staff associated with the request. He stated he felt most of their concerns could be addressed. He stated the only thing he was not willing to change was the placement of the building. He stated to move the building to the corner did not allow his vision to be achieved. The Commission questioned if the item should be deferred to allow staff and the applicant to define the site plan. Mr. Abernathy stated he was willing to work with staff prior to the item going before the Board of Directors to address their concerns. Commissioner Williams stated he was not comfortable allowing staff to negotiate a site plan he had not seen. Ms. Ruth Bell addressed the Commission with concerns. She stated she was representing the League of Women Voters of Pulaski County and their concern was how a development fit the character of a neighborhood. She stated a parking lot at the corner was not an attractive entrance to the neighborhood. She stated she felt the details of the site plan should be addressed prior to the Commission acting on the request. There was a general discussion concerning the proposed request and the specifics of the development. The Commission suggested the applicant defer the item and work with staff to address their concerns. Mr. Abernathy agreed to the deferral. A motion was made to defer the item to the August 16, 2007, public hearing. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. STAFF UPDATE: The applicant submitted a revised site plan indicating landscaping and screening. The revised plan has included a radial dedication at the intersection of West 7th and Woodrow Streets and indicated additional landscaping at the intersection. The revised plan includes the placement of landscaping along West 7th Street to shield the headlights of automobiles. The site plan includes screening, both landscaping and fencing, around the rear yard of the single-family residence located adjacent to the development; on the north, west and southern perimeters of the home. Building signage is proposed consistent with signage allowed in commercial zones. A single ground mounted sign is proposed along the southern perimeter, adjacent to the office with a maximum height of 36 -feet and a maximum sign area of 160 square feet consistent with signage allowed in commercial zones. 12 August 16, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -7895-A The overall size of the building has been reduced. The site plan indicates the placement of 98 on-site parking spaces and four parking spaces backing into Appianway Street. Staff is not supportive of the allowance of the parking backing into the street as proposed. Staff is supportive of the interior parking plan. The parking based on typical minimum parking requirements for a restaurant use is 83 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking requirement. The site plan does not include the 30 -foot landscape buffer along the Interstate side. The site plan indicates a 6 -foot 9 -inch landscape strip along the southern perimeter near the Interstate exit ramp. This reduced landscape strip will require a variance from the City Beautiful Commission prior to the item being forwarded to the Board of Directors for final action. The revised site plan has not addressed staff's concerns related to the order menu board. The applicant has indicated they will work with staff to construct screening per the typical ordinance standards and incorporate the screening wall into the landscape as a feature of the landscaping. The applicant continues to request a deferral of the required street improvements to Appianway Street. Staff is not supportive of the deferral request. The applicant is proposing to utilize Appianway Street as assess to the site for both ingress and egress. Staff recommends the street be constructed to Master Street Plan standard to reduce any potential conflicts with customers entering and exiting the site. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had resolved their concerns related to the proposed development including screening and landscaping. Staff stated the applicant had indicated a single sign located along the southeastern perimeter of the site consistent with signage allowed in commercial zones. Staff presented a recommendation the applicant work with staff to design a sign as an architectural feature for the site. Staff stated the applicant had agreed to construct the required improvements to Appianway Street. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 13 ITEM NO.: 13. NAME: 7t" and Woodrow Short -form PCD LOCATION: located on the Southeast corner of 7t" and Woodrow Streets Planning Staff Comments: Z -7895-A 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. The site plan indicates approximately 8,225 square feet of indoor space and 1,500 square feet of outdoor dining space. Based on typical minimum parking requirements a total of 97 parking spaces would be required to serve the restaurant site. The office appears to be approximately 700 square feet. One parking space would typically be required to serve the office use. The site plan indicates the placement of 89 on-site parking spaces between the two uses. 3. Will the parking located along Appianway Street be designated as employee parking? 4. More specifically define the hours of operation in a revised cover letter. 5. Provide details of the proposed signage. Including height and total square footage. 6. Staff has concerns with the proposed site plan and building/parking placement. Staff feels the building should be oriented to the corner with the parking located behind the building. This would offer added protection to the adjacent homes located across 7t" and Woodrow Streets. Variance/Waivers: None requested. Public Works Conditions: 1. 7t" Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersections of 7t" Street and Woodrow Street and at 7t" Street and Appianway Street if part of this application. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Appianway Street including 5 - foot sidewalk with the planned development. Appianway Street should be improved to a commercial standard providing 18 feet of street from centerline to back of curb. 4. The radius at the intersection of Woodrow Street and 7t" Street should be improved to a 30 -foot radius and if the adjacent property is part of this appkation, the radius at the intersection of 7t" Street and Appianway Street should be improved to 25 -foot radius. Item # 13 5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. 6. Old curb cuts should be closed per Public Works detail. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Woodrow Street. 8. The property is located in the 100 -year floodplain. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The finished floor of the proposed structures must be constructed to at least 1 foot above the 100 -year floodplain elevation. 10.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. 11. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 12. 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). 13. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The minimum spacing between driveways on a collector street and commercial streets is 250 feet. The southern driveway of the drive thru is located within the AHTD right-of-way, which controls access to the property in that area. The width of a driveway must not exceed 36 feet. 15. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 16. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 17. Per City code, the ditch that runs through the property should be improved to handle the 25 -year storm flow. A 100 -year overflow path should be provided with minimal damage to this property. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main on site. No construction is allowed closer than five feet of the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) may be Item # 13 required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department; Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #5 — the West Markham Route. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a rezoning to allow the development of a restaurant and an office. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-09-01). Master Street Plan: Woodrow Street and 7'h Street are shown as Collectors on the Mater Street plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: The Master Street Plan bicycle section shows a Class III bike route along 71h Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The Stephens Area neighborhood action plan covers this area. Their economic development goal states a need to "work with Housing and Neighborhoods to redevelop structures on the east side of Woodrow Street into new manufacturing, offices, or commercial space." The Capitol View Neighborhood Action Plan also addresses this issue: "Rezone Woodrow between 1-630 and 7th Street between Thayer and Woodrow to Quiet Office to encourage replacement of poorly maintained rental housing with small professional offices." Landscape - 1 . andscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Site plan submitted was not to scale; therefore, a full review for minimal City code compliance cannot be done at this time. 3. Street buffers/land use buffers appear deficient on all sides. A variance from both the Planning Commission and the City Beautiful Commission are required prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 5. If the site is larger than one acre it must be irrigated with an automatic irrigation system. 6. Preservation of the existing trees is encouraged by the City Beautiful Commission. Item # 13 7. Attention to the view from Interstate 630 off ramp would be appreciated. This site is located within a scenic corridor. Revised plat/plan. Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 13