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HomeMy WebLinkAboutZ-7920-B Staff AnalysisSeptember 13, 2012 ITEM NO.: 15 NAME: Lot 1 Baker Addition Long -form PCD Time Extension LOCATION: Located at 17410 Kanis Road DEVELOPER: DOB Enterprises 19 Sologne Circle Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Circle, Suite A Little Rock, AR 72210 AREA: 7.89 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING FILE NO.: Z -7920-C NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PCD and R-2, Single-family Retail — Mini -warehouse and Single-family PCD PROPOSED USE: Retail and Mini -warehouse VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of the entire site with the construction of one or more buildings. BACKGROUND: The Little Rock Planning Commission denied a request to rezone a portion of this site from R-2, Single-family to PCD at their September 29, 2005, public hearing. The denial was appealed to the Little Rock Board of Directors and was heard at their December 20, 2005, public hearing. Ordinance No. 19,461 adopted by the Little Rock Board of Directors on December 20, 2005, rezoned the western portion of the site from R-2, Single-family to PCD to allow construction of a strip center containing 27,300 square feet with C-3, General Commercial District uses as allowable uses and a six (6) building mini -warehouse development containing 47,100 square feet. September 13, 2012 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -7920-C Ordinance No. 20,210 adopted by the Little Rock Board of Directors on January 19, 2010, allowed a modification to the previously approved site plan. The new site plan indicated the construction of 46,500 square feet of commercial retail space with C-3, General Commercial District uses as allowable uses and a mini -warehouse development with 18,100 square feet of unconditioned space and 29,800 square feet of conditioned storage space. A 2,400 square foot office to serve the center was indicated on the site plan. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting approval by the Planning Commission of a time extension for implementation of the previously approved PCD. Per Section 36-454(e) the applicant shall have three years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the Planning Commission, which may grant one (1) extension of not more than two years. Time extensions shall be applied for by formal written request not less than ninety days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. According to the developer construction cannot begin as previously anticipated and within the three years as required by the minimum ordinance standards. As a result, the applicant requests the Commission allow a two-year time extension of the previously approved Planned Zoning Development. B. EXISTING CONDITIONS: There are a few commercial uses located in the area which were existing prior to the City.taking in this area for Extraterritorial Zoning and are still zoned R-2, Single-family with a non -conforming status. There are a number of residential structures located on the site proposed for development but for the most part the site is yard area for these homes. There is a utility substation located to the east of the site and residential zoned and used property to the west. There is a pet boarding facility located one parcel removed to the west on AF zoned property. South of the site is residentially zoned and used property. The property to the north was recently rezoned to POD to allow future development by St. Vincent's as a health care village. Kanis Road is a narrow unimproved street with open ditches for drainage. 7 September 13, 2012 SUBDIVISION ITEM NO.: 15 C G NEIGHBORHOOD COMMENTS: FILE NO.: Z-792 As of this writing, staff has not received any comment from area residents. There is not a registered neighborhood association located in this area. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012) The applicant was not present. Staff stated the request was a time extension to allow completion of the currently approved PCD. Staff stated there were no significant changes in the area which would deem the extension inappropriate. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. STAFF RECOMMENDATION: Staff recommends approval of the request for a two-year time extension for the proposed development subject to compliance with all previously approved comments and conditions. PLANNING COMMISSION ACTION: The applicant was present. There were presented the item with a recommendation extension for the proposed development approved comments and conditions. (SEPTEMBER 13, 2012) no registered objectors present. Staff of approval of the requested two-year time subject to compliance with all previously There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 3 FILE NO.: Z -7920-B NAME: Lot 1 Baker Addition Short -form PCD LOCATION: Located at 17410 Kanis Road DEVELOPER: DOB enterprises 19 Sologne Circle Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Circle, Suite A Little Rock, AR 72210 AREA: 7.89 acres CURRENT ZONING: LOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 PCD and R-2, Single-family FT. NEW STREET: 0 LF Retail — Mini -warehouse and Single-family PCD PROPOSED USE- Retail and Mini -warehouse VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of the entire site with the construction of one or more buildings. BACKGROUND: The Little Rock Planning Commission denied a request to rezone a portion of this site from R-2, Single-family to PCD at their September 29, 2005, public hearing. The denial was appealed to the Little Rock Board of Directors and was heard at their December 20, 2005, public hearing. Ordinance No. 19,461 adopted by the Little Rock Board of Directors on December 20, 2005, rezoned the western portion of the site from R-2, Single-family. to PCD to allow FILE NO.: Z -7920-B (Cont. construction of a strip center containing 27,300 square feet with C-3, General Commercial District uses as allowable uses and a six (6) building mini -warehouse development containing 47,100 square feet. 0 C PROPOSAL/REQUEST: The applicant is proposing a revision to the approved PCD to modify the approved site plan and expand the area of development. The new site plan indicates the construction of 46,500 square feet of commercial retail space with C-3, General Commercial District uses as allowable uses and a mini -warehouse development with 18,100 square feet of unconditioned space and 29,800 square feet of conditioned storage space. A 2,400 square foot office to serve the center is indicated on the site plan. The hours of operation for the retail portion of the site are from 7:00 am to 12:00 pm Monday through Sunday. The hours of operation for the mini -warehouse portion of the development are from 6:00 am to 10:00 pm Monday through Sunday. The property is located outside the City limits of Little Rock but the applicant has indicated the property will be annexed into the City once the zoning request is approved. There does not appear to be a valid Bill of Assurance for the Independence Farms Subdivision available. EXISTING CONDITIONS: There are a few commercial uses located in the area which were existing prior to the City taking in this area for Extraterritorial Zoning and are still zoned R-2, Single-family with a non -conforming status. There are a number of residential structures located on the site proposed for development but for the most part the site is yard area for these homes. There is a utility substation located to the east of the site and residential zoned and used property to the west. There is a pet boarding facility located one parcel removed to the west on AF zoned property. South of the site is residentially zoned and used property. The property to the north was recently rezoned to POD to allow future development by St. Vincent's as' a health care village. Kanis Road is a narrow unimproved street with open ditches for drainage. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owner; located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. 2 FILE NO.: Z -7920-B (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. The driveway should intersect Kanis Road at a 90 degree angle. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If the property will be annexed into the City, a grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. If the property will apply to be annexed, a special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The finished floor of the proposed building should be elevated to at least one (1) foot above the base flood elevation. 9. Since portions of the property is located within the 100 year floodplain. The Pulaski County Planning Department should be contacted pertaining to floodplain requirements. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3 FILE NO.: Z -7920-B (Cont. E UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Annexation to the City of Little Rock is required to receive sanitary sewer service. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 39 -inch raw water line crosses this site within a 50 -foot wide waterline easement on the north side of property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot waterline easement. Paved parking and driveways are allowed. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: The site is located outside the City limits. Contact Pulaski County Planning for specific development criteria. CATA: The site is not located on a dedicated CATA Bus Route. 0 Z -7920-B (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised Short -form PCD. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is proposed along this portion of Kanis Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Plan Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average thirty-six foot (36') street buffer along Kanis Road and in no case to be less than half. Currently, the site is deficient on this minimal requirement. 3. A thirty-six foot (36') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count towards this minimal City requirement. 4. The landscape ordinance requires a nine foot (9') foot wide landscape strip around the sites entirety. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. Currently, there are proposed parking spaces located within both the required street buffer area(s) and the required landscape strip along Kanis Road. 6. The property to the north, east and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern and western perimeters of the site. 5 FILE NO.: Z -7920-B (Cont. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE CONAMENT: (November 12, 2009) Mr. Pat McGetrick was present representing the owner. Staff presented an overview of the development stating there were a few technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff questioned if the development would seek annexation prior to development. Mr. McGetrick stated the owner would seek annexation prior to development. Staff also questioned the proposed signage plan and requested a note be provided on the site plan concerning dumpster screening. Public Works comments were addressed. Staff stated dedication of right of way and street construction would be required at the time of development. Staff requested Mr. McGetrick work with the developers to the east to tie the Kanis Road improvements together. Staff questioned if advanced grading was a part of the request. Mr. McGetrick stated advanced grading was being requested to allow for clearing of the entire site with the construction of one or more buildings. Landscaping comments were addressed. Staff stated buffering would be required along the property perimeters where abutting residentially zoned or used property. Mr. McGetrick stated the eastern perimeter abutted a utility substation and should not be subject to the buffering and screening requirements of the ordinance. Staff stated the Planning Commission could approve a variance for this perimeter. Mr. McGetrick stated the property to the north was recently rezoned to allow for an office development. He questioned the buffer requirements in this area. Staff stated they would work with him to determine the actual buffer requirements for the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. McGetrick submitted a revised site plan to staff addressing the issues raised at the November 12, 2009, Subdivision Committee meeting. The revised plan 0 FILE NO.: Z -7920-B (Cont. indicates the proposed signage plan as well as a note has been provided identifying the dumpster screening requirement. The plan indicates a land use buffer along the western perimeter of 44.5 feet increasing to 55 -feet near Kanis Road. Of the land use buffer there is a 20 -foot access easement which is not typically allowed to count towards the buffering requirement. The plan indicates in this are there is no existing vegetation. An eight (8) foot chain link fence will be installed on the east side of the access easement and vines, shrubs and trees will be planted on the inside of the fence. Along the northern perimeter a land use buffer is not required. The site plan indicates the placement of a nine (9) foot landscape strip in this area as required by the Landscape Ordinance. Along the site's eastern perimeter there is a 50 -foot easement dedicated to allow access to the adjacent utility substation. The substation is zoned R-2, Single-family. The applicant is requesting to not be required to provide a buffer along this perimeter. A nine (9) foot landscape strip has been indicated on the site plan to comply with the Landscape Ordinance. The street buffer has been indicated to comply with the typical ordinance standards. The site plan indicates the construction of 46,500 square feet of commercial retail space with C-3, General Commercial District uses as allowable uses and a mini -warehouse development with 18,100 square feet of unconditioned space and 29,800 square feet of conditioned storage space. A 2,400 square foot office to serve the center is indicated on the site plan. The typical minimum parking required for the strip center would be one hundred fifty-five (155) parking spaces based on a one (1) to three hundred (300) parking ratio. If parking is calculated as typically required in a shopping center development (1 to 225) a total of two hundred six (206) parking spaces would be required. The office for the mini -warehouse would typically require six (6) parking spaces. The site plan indicates one hundred sixty-two (162) parking spaces. The development is proposed as a retail development with C-3, General Commercial District uses as allowable uses for the site. Staff has concerns with the parking should the center develop with a large amount of retail and restaurant space. Staff recommends the development maintain a use mix of office and retail which will not create a parking concern. Staff recommends limiting the retail portion of the development to seventy (70) percent and maintain thirty (30) percent of the space for office uses. The hours of operation for the retail portion of the site are from 7:00 am to 12:00 pm Monday through Sunday. The hours of operation for the mini -warehouse portion of the development are from 6:00 am to 10:00 pm Monday through Sunday. The property is located outside the City limits of Little Rock but is contiguous on the northern perimeter. The applicant has indicated the property will be annexed into the City once the zoning request is approved and prior to development. VA NO.: Z -7920-B (Cont. The site plan indicates a single ground sign located on Kanis Road to serve the development. The sign is proposed consistent with signage allowed in commercial zones or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square feet in area. Building signage is to comply with signage allowed in commercial zones or a maximum of ten (10) percent of the total facade area abutting a public street. The retail buildings are proposed with wall signs facing into the development as typically allowed in shopping center developments. The request includes a variance request from the City's Land Alteration Ordinance to allow grading of the Phase II portion of the development with the construction of a building within the Phase I portion of the development. The applicant has indicated the advanced grading is necessary to balance the site and eliminate the need to hall excess materials or bring in fill materials at the time of development. Staff is supportive of the request. To staff's knowledge there are no outstanding technical issues in need of addressing related to the proposed development. Staff feels the development as proposed is an appropriate use of the site. AFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the use mix of the two commercial building portion of the development contain a maximum of seventy (70) percent retail uses and maintain a minimum of thirty (30) percent office uses. Staff recommends approval of the buffering on the eastern and western perimeters as proposed by the applicant. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of the Phase II portion of the development with the construction of a building within the Phase I portion of the development. PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the use mix of the development contain a maximum of seventy (70) percent retail uses and maintain a n FILE NO.: Z -7920-B [Cont. minimum of thirty (30) percent office uses. Staff also presented a recommendation of approval of the buffering on the eastern and western perimeters as proposed by the applicant. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of the Phase II portion of the development with the construction of a building within the Phase I portion of the development. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. December 3, 2009 ITEM NO.: 15 NAME: Lot 1 Baker Addition Short -form PCD LOCATION: Located at 17410 Kanis Road DEVELOPER: DOB enterprises 19 Sologne Circle Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Circle, Suite A Little Rock, AR 72210 AREA: 7.89 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: ROPOSED USE NUMBER OF LOTS: 1 PCD and R-2, Single-family FILE NO.: Z -7920-B FT. NEW STREET: 0 LF Retail — Mini -warehouse and Single-family PCD Retail and Mini -warehouse VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of the entire site with the construction of one or more buildings. BACKGROUND: The Little Rock Planning Commission denied a request to rezone a portion of this site from R-2, Single-family to PCD at their September 29, 2005, public hearing. The denial was appealed to the Little Rock Board of Directors and was heard at their December 20, 2005, public hearing. Ordinance No. 19,461 adopted by the Little Rock Board of Directors on December 20, 2005, rezoned the western portion of the site from R-2, Single-family to PCD to allow construction of a strip center containing 27,300 square feet with C-3, General Commercial District uses as allowable uses and a six (6) building mini -warehouse development containing 47,100 square feet. December 3, 2009 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7920-B A. PROPOSAUREQUEST: The applicant is proposing a revision to the approved PCD to modify the approved site plan and expand the area of development. The new site plan indicates the construction of 46,500 square feet of commercial retail space with C-3, General Commercial District uses as allowable uses and a mini -warehouse development with 18,100 square feet of unconditioned space and 29,800 square feet of conditioned storage space. A 2,400 square foot office to serve the center is indicated on the site plan. The hours of operation for the retail portion of the site are from 7:00 am to 12:00 pm Monday through Sunday. The hours of operation for the mini -warehouse portion of the development are from 6:00 am to 10:00 pm Monday through Sunday. The property is located outside the City limits of Little Rock but the applicant has indicated the property will be annexed into the City once the zoning request is approved. There does not appear to be a valid Bill of Assurance for the Independence Farms Subdivision available. B. EXISTING CONDITIONS: There are a few commercial uses located in the area which were existing prior to the City taking in this area for Extraterritorial Zoning and are still zoned R-2, Single-family with a non -conforming status. There are a number of residential structures located on the site proposed for development but for the most part the site is yard area for these homes. There is a utility substation located to the east of the site and residential zoned and used property to the west. There is a pet boarding facility located one parcel removed to the west on AF zoned property. South of the site is residentially zoned and used property. The property to the north was recently rezoned to POD to allow future development by St. Vincent's as a health care village. Kanis Road is a narrow unimproved street with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff,has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. 2 December 3, 2009 SUBDIVISION ITEM NO.: 15 (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z -7920-B 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. The driveway should intersect Kanis Road at a 90 degree angle. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If the property will be annexed into the City, a grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. If the property will apply to be annexed, a special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The finished floor of the proposed building should be elevated to at least one (1) foot above the base flood elevation. 9. Since portions of the property is located within the 100 year floodplain. The Pulaski County Planning Department should be contacted pertaining to floodplain requirements. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9 December 3, 2009 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7920-B E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Annexation to the City of Little Rock is required to receive sanitary sewer service. Contact Little Rock Wastewater Utility for -additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 39 -inch raw water line crosses this site within a 50 -foot wide waterline easement on the north side of property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot waterline easement. Paved parking and driveways are allowed. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: The site is located outside the City limits. Contact Pulaski County Planning for specific development criteria. CATA: The site is not located on a dedicated CATA Bus Route. I:! December 3, 2009 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7920-B F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised Short -form PCD. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is proposed along this portion of Kanis Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average thirty-six foot (36') street buffer along Kanis Road and in no case to be less than half. Currently, the site is deficient on this minimal requirement. 3. A thirty-six foot (36') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count towards this minimal City requirement. 4. The landscape ordinance requires a nine foot (9') foot wide landscape strip around the sites entirety. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. Currently, there are proposed parking spaces located within both the required street buffer area(s) and the required landscape strip along Kanis Road. 6. The property to the north, east and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side December 3, 2009 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z -7920-B directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern and western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009) Mr. Pat McGetrick was present representing the owner. Staff presented an overview of the development stating there were a few technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff questioned if the development would seek annexation prior to development. Mr. McGetrick stated the owner would seek annexation prior to development. Staff also questioned the proposed signage plan and requested a note be provided on the site plan concerning dumpster screening. Public Works comments were addressed. Staff stated dedication of right of way and street construction would be required at the time of development. Staff requested Mr. McGetrick work with the developers to the east to tie the Kanis Road improvements together. Staff questioned if advanced grading was a part of the request. Mr. McGetrick stated advanced grading was being requested to allow for clearing of the entire site with the construction of one or more buildings. Landscaping comments were addressed. Staff stated buffering would be required along the property perimeters where abutting residentially zoned or used property. Mr. McGetrick stated the eastern perimeter abutted a utility substation and should not be subject to the buffering and screening requirements of the ordinance. Staff stated the Planning Commission could approve a variance for this perimeter. Mr. McGetrick stated the property to the north was recently rezoned to allow for an office development. He questioned the buffer requirements in this area. Staff stated they would work with him to determine the actual buffer requirements for the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. December 3, 2009 SUBDIVISION ITEM NO.: 15 (Cont. H. ANALYSIS: FILE NO.' Z -7920-B Mr. McGetrick submitted a revised site plan to staff addressing the issues raised at the November 12, 2009, Subdivision Committee meeting. The revised plan indicates the proposed signage plan as well as a note has been provided identifying the dumpster screening requirement. The plan indicates a land use buffer along the western perimeter of 44.5 feet increasing to 55 -feet near Kanis Road. Of the land use buffer there is a 20 -foot access easement which is not typically allowed to count towards the buffering requirement. The plan indicates in this are there is no existing vegetation. An eight (8) foot chain link fence will be installed on the east side of the access easement and vines, shrubs and trees will be planted on the inside of the fence. Along the northern perimeter a land use buffer is not required. The site plan indicates the placement of a nine (9) foot landscape strip in this area as required by the Landscape Ordinance. Along the site's eastern perimeter there is a 50 -foot easement dedicated to allow access to the adjacent utility substation. The substation is zoned R-2, Single-family. The applicant is requesting to not be required to provide a buffer along this perimeter. A nine (9) foot landscape strip has been indicated on the site plan to comply with the Landscape Ordinance. The street buffer has been indicated to comply with the typical ordinance standards. The site plan indicates the construction of 46,500 square feet of commercial retail space with C-3, General Commercial District uses as allowable uses and a mini -warehouse development with 18,100 square feet of unconditioned space and 29,800 square feet of conditioned storage space. A 2,400 square foot office to serve the center is indicated on the site plan. The typical minimum parking required for the strip center would be one hundred fifty-five (155) parking spaces based on a one (1) to three hundred (300) parking ratio. If parking is calculated as typically required in a shopping center development (1 to 225) a total of two hundred six (206) parking spaces would be required. The office for the mini -warehouse would typically require six (6) parking spaces. The site plan indicates one hundred sixty-two (162) parking spaces. The development is proposed as a retail development with C-3, General Commercial District uses as allowable uses for the site. Staff has concerns with the parking should the center develop with a large amount of retail and restaurant space. Staff recommends the development maintain a use mix of office and retail which will not create a parking concern. Staff recommends limiting the retail portion of the development to seventy (70) percent and maintain thirty (30) percent of the space for office uses. 7 December 3, 2009 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z -7920-B The hours of operation for the retail portion of the site are from 7:00 am to 12:00 pm Monday through Sunday. The hours of operation for the mini -warehouse portion of the development are from 6:00 am to 10:00 pm Monday through Sunday. The property is located outside the City limits of Little Rock but is contiguous on the northern perimeter. The applicant has indicated the property will be annexed into the City once the zoning request is approved and prior to development. The site plan indicates a single ground sign located on Kanis Road to serve the development. The sign is proposed consistent with signage allowed in commercial zones or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square feet in area. Building signage is to comply with signage allowed in commercial zones or a maximum of ten (10) percent of the total facade area abutting a public street. The retail buildings are proposed with wall signs facing into the development as typically allowed in shopping center developments. The request includes a variance request from the City's Land Alteration Ordinance to allow grading of the Phase II portion of the development with the construction of a building within the Phase I portion of the development. The applicant has indicated the advanced grading is necessary to balance the site and eliminate the need to hall excess materials or bring in fill materials at the time of development. Staff is supportive of the request. To staff's knowledge there are no outstanding technical issues in need of addressing related to the proposed development. Staff feels the development as proposed is an appropriate use of the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the use mix of the two commercial building portion of the development contain a maximum of seventy (70) percent retail uses and maintain a minimum of thirty (30) percent office uses. Staff recommends approval of the buffering on the eastern and western perimeters as proposed by the applicant. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow grading of the Phase II portion of the development with the construction of a building within the Phase I portion of the development. December 3, 2009 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7920-B PLANNING COMMISSION ACTION: (DECEMBER 3, 2009) The applicant was present. There were no registered objectors present. , Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the use mix of the development contain a maximum of seventy (70) percent retail uses and maintain a minimum of thirty (30) percent office uses. Staff also presented a recommendation of approval of the buffering on the eastern and western perimeters as proposed by the applicant. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow grading of the Phase II portion of the development with the construction of a building within the Phase I portion of the development. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes, 0 absent and 2 open positions. er ITEM NO.: 15. Z -7920-B NAME: Lot 1 Baker Addition Short -form PCD LOCATION: located at 17410 Kanis Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 19, 2009. The Office of Planning and Development must receive the proof of notice no later than November 25, 2009. 2. Provide the location for the dumpster facilities to serve the center. Include a note indicating the screening requirements for all dumpster facilities. 3. The property is zoned PCD and R-2. 4. Correct the total square footage of the Commercial building area. 5. The property must be annexed to receive City of Little Rock wastewater service and fire protection service. 6. Provide details of any proposed fencing to be located on the site including total height, total area and location. 7. Provide details of the proposed signage including building signage and ground signage. Provide the total height and area of ground signage and percentage of facade for building signage. 8. The site is located out side the City limits and will not receive City of Little Rock Fire Protection. Provide a letter from the area volunteer fire department stating their knowledge of the project and their ability to serve the development. Variance/Waivers: None requested. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 3. All driveways shall be concrete aprons per City Ordinance. 4. The driveway should intersect Kanis Road at a 90 degree angle. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If the property will be annexed into the City, a grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a Item # 15. variance for advanced grading of the site being requested? 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. If the property will apply to be annexed, a special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The finished floor of the proposed building should be elevated to at least one (1) foot above the base flood elevation. 9. Since portions of the property is located within the 100 year floodplain. The Pulaski County Planning Department should be contacted pertaining to floodplain requirements. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Annexation to the City of Little Rock is required to receive sanitary sewer service. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 39 -inch raw water line crosses this site within a 50 -foot wide waterline easement on North side of property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50 -foot waterline easement. Paved parking and driveways are allowed. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This project is within Water Improvement District 349 and there may be charges assessed by the Improvement District in conjunction with water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Please submit plans for water facilities to Central Item # 15. Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: The site is located outside the City limits. Contact Pulaski County Planning for specific development criteria. CATH: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a revised Short -form PCD. The proposed land uses in the Planned Development are consistent with the Commercial Category. Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is proposed along this portion of Kanis Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average thirty-six foot (36') street buffer along Kanis Road and in no case to be less than half. Currently, the site is deficient on this minimal requirement. 3. A thirty-six foot (36') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Easements cannot count towards this minimal city requirement. 4. The landscape ordinance requires a nine foot (9') foot wide landscape strip around the sites entirety. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. Currently, there are proposed parking spaces located within both the required street buffer area(s) and the required landscape strip along Kanis Road. 6. The property to the north, east and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, Item # 15. a wall, or dense evergreen plantings, is required along the northern, eastern and western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 19, 2009. Item # 15.