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HomeMy WebLinkAboutZ-7969-A Staff AnalysisFILE NO.: Z -7969-A NAME: LaPalapa Revised Short -form PCD LOCATION: Located at 6100 Stones Road and 18321 Cantrell Road DEVELOPER: Ross Phillips 34 Vista Drive Little Rock, AR 72210 ENGINEER: Crafton, Tull and Associates, Inc. 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.0 + acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 PCD and R-2, Single-family Restaurant and Single-family PCD FT. NEW STREET: 0 LF PROPOSED USE: Restaurant, Single-family and C-1 uses VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. FILE NO.: Z -7969-A (Cont. A. PROPOSAL: I:� C ❑C The applicant is now proposing a revision to the previously approved PCD to allow an existing residential structure located on the site currently zoned R-2, Single-family to be included in the previously approved PCD area. The applicant has indicated C-1, Neighborhood Commercial District uses as allowable uses for the site. There are no other changes proposed to the previously approved PCD. The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site is currently connected to the City's wastewater collection and treatment system. EXISTING CONDITIONS: The site contains a restaurant and a single-family structure located adjacent to Highway 10 with several manufactured homes located on the rear portion of the site. There is a daycare center located to the west of the site on property zoned PD -O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City's Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant 0-3, General Office District zoned property. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 feet of the site, who could be identified, along with the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. GINEERING COMMENTS: Public Works: 1. The proposed land use would classify Stones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Cantrell Road and Stones Road including 5 -foot sidewalks with planned development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Cantrell Road and Stones Road. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access in the middle of the property. The width of driveway must not exceed 36 feet. No access is allowed near the intersection. The parking K FILE NO.: Z -7969-A (Cont. configuration will have to be altered due to relocating the driveway. For further information, contact Bill Henry, Traffic Engineering, at 379-1816. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way including parking and landscaping. 8. Driveway on Stones Road should be exit only. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The property is located outside the City limits of Little Rock. Approval from the Little Rock Board of Directors is required prior to connecting to the wastewater system. Entergy: No comment received. Center -Point Energ : 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the development. CountV Planning: Site redesign approved as submitted. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Business Node for this property. The applicant has applied for a Revision to a PCD to allow additional uses. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z -7969-A Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Stones Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class II is shown along Cantrell Road at this property. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape - 1 . andscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts; it is recommended the design of this area encompass the City's minimum landscape and buffer ordinance requirements. The Highway 10 Design Overlay District requires a forty foot (40) landscaped area along Highway 10. In doing so, it would tremendously improve the aesthetics of one of the most scenic highways in the area while also improving the site and overall circulation of the site would improve. 3. An automatic irrigation system will be required for any new landscaped areas. 4. Berming is encouraged along Scenic Highway 10. 5. Sensitivity to the neighboring homes is also encouraged. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented the item indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide a note concerning the required dumpster screening. Public Works comments were discussed. Staff stated the two existing drives should be eliminated and one drive centered on the property frontage should be constructed. Staff also stated half street improvements should be constructed to Stones Road per 2 FILE NO.: Z -7969-A (Cont. the Master Street Plan. Staff stated a 20 foot radial dedication would be required at the intersection of Stones Road and Cantrell Road. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay typically required a 40 -foot landscape strip along the highway frontage. Staff requested the applicant provide additional landscaping to meet the typical minimum ordinance standard. Staff also stated landscaping would be required along Stones Road. Staff stated the ordinance typically required the placement of 25 -feet of landscaping around the perimeters of the site. 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 most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has revised the site plan to include landscaping along Highway 10, relocated the drive to the center of the property and indicated the proposed signage on the site plan. The signage proposed is a ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. The Highway 10 Design Overlay District allows for a development signage to be as indicated by the applicant's proposal. Building signage is proposed with a maximum of ten (10) percent of the fagade area as typically allow in commercial zones. There is an existing pole mounted sign located near the western property line. Staff recommends this sign be removed with the construction of the new monument sign. Landscaping has been indicated along Highway 10. Currently the site does not have any landscaping in place along the roadway. A portion of the landscaped area drops below the typically required 40 -foot minimum landscape strip. The eastern portion of the property indicates the placement of a 33 -foot landscaping strip. Staff is supportive of the allowance of this reduced landscape strip in this area. As stated, currently there is no landscaping in place along the roadway. Staff feels the landscaping as proposed will enhance the site by allowing landscaping along Highway 10 which has previously been nothing but asphalt. The existing restaurant building contains 3,200 square feet and was previously approved a deck addition totaling 1,600 square feet. The structure located on the eastern portion of the site contains approximately 2,000 square feet and a 600 square foot deck is proposed. The applicant is requesting C-1, Neighborhood Commercial uses as allowable uses for the site. A restaurant is an allowable use under this zoning classification. Based on the minimum parking required for each of the structures being used as restaurants, 74 parking spaces would typically be required. If the site were to develop with a C-1, Neighborhood Commercial use other than a restaurant 56 parking spaces would typically be required. The site plan indicates the placement of 67 parking spaces. Staff is supportive of the parking as shown. The revised site plan indicates the extension of Stones Road along the eastern perimeter of the site as requested by staff. The road has been indicated with a minimum pavement width of 18 -feet for one-half of a commercial street standard. :6i FILE NO.: Z -7969-A (Cont) The site plan indicates the placement of a dumpster along the southwestern portion of the site. This location is located adjacent to single-family homes fronting Norton Road. Staff feels the dumpster should be relocated on the site away from the adjacent residential homes. In addition the applicant has not placed limits on the proposed hours of service of the dumpster. Staff feels the dumpster hours should be limited to 7:00 am to 7:00 pm seven days per week. Staff is supportive of the request. The applicant is proposing a revision to a previously approved PCD to allow an additional structure to be included within the approved zoning area. The applicant is not proposing any other modifications to the previously approved zoning. All previous comments and conditions continue to apply to the current application request. To staff's knowledge there are no outstanding issues associated with the request. The site is located in an existing Business Node. Staff feels the conversion of the existing structure to a commercial use utilizing C-1 uses as allowable uses should have minimal impact on the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the dumpster be located within the applicant's site and away from the adjacent residential uses to the west. Staff also recommends the hours of service of the dumpster be limited to 7 am to 7 pm daily. 0 September 14, 2006 ITEM NO.: 19. NAME: LaPalapa Revised Short -form PCD LOCATION: located at 6100 Stones Road and 18321 Cantrell Road DEVELOPER: Ross Phillips 34 Vista Drive Little Rock, AR 72210 ENGINEER: Crafton, Tull and Associates, Inc. 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.0 ± acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD and R-2, Single-family ALLOWED USES: Restaurant and Single-family OPOSED ZONING: PCD PROPOSED USE: Restaurant, Single-family and C-1 uses VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ora The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. September 14, 2006 SUBDIVISION ITEM NO.: 19 CONT FILE NO.: Z -7969-A 0 1-0 FBI PROPOSAL: The applicant is now proposing a revision to the previously approved PCD to allow an existing residential structure located on the site currently zoned R-2, Single-family to be included in the previously approved PCD area. The applicant has indicated C-1, Neighborhood Commercial District uses as allowable uses for the site. There are no other changes proposed to the previously approved PCD. The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site is currently connected to the City's wastewater collection and treatment system. EXISTING CONDITIONS: The site contains a restaurant and a single-family structure located adjacent to Highway 10 with several manufactured homes located on the rear portion of the site. There is a daycare center located to the west of the site on property zoned PD -O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City's Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant 0-3, General Office District zoned property. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 feet of the site, who could be identified, along with the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Stones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Cantrell Road and Stones Road including 5 -foot sidewalks with planned development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Cantrell Road and Stones Road. 2 September 14, 2006 SUBDIVISION ITEM NO.: 19 CONT FILE NO.: Z -7969-A 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access in the middle of the property. The width of driveway must not exceed 36 feet. No access is allowed near the intersection. The parking configuration will have to be altered due to relocating the driveway. For further information, contact Bill Henry, Traffic Engineering, at 379-1816. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way including parking and landscaping. 8. Driveway on Stones Road should be exit only. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The property is located outside the City limits of Little Rock. Approval from the Little Rock Board of Directors is required prior to connecting to the wastewater system. 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the development. County Planning: Site redesign approved as submitted. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. 3 September 14, 2006 SUBDIVISION ITEM NO.: 19 CONT FILE NO.: Z -7969-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Business Node for this property. The applicant has applied for a Revision to a PCD to allow additional uses. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Stones Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bic cle Plan: A Class II is shown along Cantrell Road at this property. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts; it is recommended the design of this area encompass the City's minimum landscape and buffer ordinance requirements. The Highway 10 Design Overlay District requires a forty foot (40') landscaped area along Highway 10. In doing so, it would tremendously improve the aesthetics of one of the most scenic highways in the area while also improving the site and overall circulation of the site would improve. 3. An automatic irrigation system will be required for any new landscaped areas. 4. Berming is encouraged along Scenic Highway 10. 5. Sensitivity to the neighboring homes is also encouraged. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. n September 14, 2006 SUBDIVISION ITEM NO.: 19 CONT FILE NO.: Z -7969-A G I SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented the item indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide a note concerning the required dumpster screening. Public Works comments were discussed. Staff stated the two existing drives should be eliminated and one drive centered on the property frontage should be constructed. Staff also stated half street improvements should be constructed to Stones Road per the Master Street Plan. Staff stated a 20 foot radial dedication would be required at the intersection of Stones Road and Cantrell Road. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay typically required a 40 -foot landscape strip along the highway frontage. Staff requested the applicant provide additional landscaping to meet the typical minimum ordinance standard. Staff also stated landscaping would be required along Stones Road. Staff stated the ordinance typically required the placement of 25 -feet of landscaping around the perimeters of the site. 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. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has revised the site plan to include landscaping along Highway 10, relocated the drive to the center of the property and indicated the proposed signage on the site plan. The signage proposed is a ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. The Highway 10 Design Overlay District allows for a development signage to be as indicated by the applicant's proposal. Building signage is proposed with a maximum of ten (10) percent of the facade area as typically allow in commercial zones. There is an existing pole mounted sign located near the western property line. Staff recommends this sign be removed with the construction of the new monument sign. Landscaping has been indicated along Highway 10. Currently the site does not have any landscaping in place along the roadway. A portion of the landscaped area drops below the typically required 40 -foot minimum landscape strip. The eastern portion of the property indicates the placement of a 33 -foot landscaping strip. Staff is supportive of the allowance of this reduced landscape strip in this area. As stated, currently there is no landscaping in place along the roadway. Staff feels the landscaping as proposed will enhance the site by allowing landscaping along Highway 10 which has previously been nothing but asphalt. 6i September 14, 2006 SUBDIVISION ITEM NO.: 19 CONT FILE NO.: Z -7969-A The existing restaurant building contains 3,200 square feet and was previously approved a deck addition totaling 1,600 square feet. The structure located on the eastern portion of the site contains approximately 2,000 square feet and a 600 square foot deck is proposed. The applicant is requesting C-1, Neighborhood Commercial uses as allowable uses for the site. A restaurant is an allowable use under this zoning classification. Based on the minimum parking required for each of the structures being used as restaurants, 74 parking spaces would typically be required. If the site were to develop with a C-1, Neighborhood Commercial use other than a restaurant 56 parking spaces would typically be required. The site plan indicates the placement of 67 parking spaces. Staff is supportive of the parking as shown. The revised site plan indicates the extension of Stones Road along the eastern perimeter of the site as requested by staff. The road has been indicated with a minimum pavement width of 18 -feet for one-half of a commercial street standard. The site plan indicates the placement of a dumpster along the southwestern portion of the site. This location is located adjacent to single-family homes fronting Norton Road. Staff feels the dumpster should be relocated on the site away from the adjacent residential homes. In addition the applicant has not placed limits on the proposed hours of service of the dumpster. Staff feels the dumpster hours should be limited to 7:00 am to 7:00 pm seven days per week. Staff is supportive of the request. The applicant is proposing a revision to a previously approved PCD to allow an additional structure to be included within the approved zoning area. The applicant is not proposing any other modifications to the previously approved zoning. All previous comments and conditions continue to apply to the current application request. To staffs knowledge there are no outstanding issues associated with the request. The site is located in an existing Business Node. Staff feels the conversion of the existing structure to a commercial use utilizing C-1 uses as allowable uses should have minimal impact on the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the dumpster be located within the applicant's site and away from the adjacent residential uses to the west. Staff also recommends the hours of service of the dumpster be limited to 7 am to 7 pm daily. September 14, 2006 SUBDIVISION ITEM NO.: 19 (CONT) FILE NO.: Z -7969-A PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Ross Phillips addressed the Commission on the merits of the request. He stated he was willing to move the dumpster as requested by staff and limit the hours of dumpster service. He stated all improvements would be completed per the staff recommendation. Ms. Alicia Finch addressed the Commission stating reservations of support. She stated the neighborhood was concerned with any change in use in the area. She stated by changing the use traffic was being added to an already congested area. She stated the neighborhood's main concern was waste management. She stated the restaurant was connected to the City's wastewater treatment system but the six mobile homes were not. She stated with the placement or relocation of six homes on the rear portion of the site the neighborhood's concern was how the waste would be disposed of. She stated the neighborhood also had concerns with the domino effect how the rezoning would effect properties in the area. Ms. Janus Arog addressed the Commission in opposition of the request. She stated the Aberdeen Neighborhood was located to the north of the site and any negative impact to the Maywood Neighborhood also affected her neighborhood. She stated the concern was the placement of six manufactured homes on the rear portion of the property was a concern of both the Maywood and Aberdeen Neighborhoods. Mr. Phillips stated the house site would be connected to the City's wastewater system if the City desired. He stated the manufactured homes were located on septic systems and had been functioning a number of years with the current disposal. He stated the manufactured homes would continue to use septic systems for wastewater collection and treatment. The Commission questioned Mr. Phillips as to the improvements being requested by the City and his willingness and ability to complete the improvements. Mr. Phillips stated he was aware of the request and felt he could complete the improvements and still make the project work. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. 7 ITEM NO.: 19. Z -7969-A NAME: LaPalapa Revised Short -form PCD LOCATION: located at 6100 Stones Road and 18321 Cantrell Road Planning Staff Comments: 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide details of any proposed signage including building signage and ground mounted signage on the proposed site plan. 3. Provide a note concerning the required dumpster screening. The dumpster has been located adjacent to the residential portion of the development. 4. All applicants must submit a copy of the bill of assurance for the subdivision within which the subject property is located. Copies of bills of assurance are available at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the property is not located in a subdivision with a bill of assurance, the applicant must submit a statement to that effect in conjunction with submission of the application. Variance/Waivers: Public Works Conditions: 1. The proposed land use would classify Stones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Cantrell Road and Stones Road including 5 -foot sidewalks with planned development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Cantrell Road and Stones Road. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access in the middle of the property. The width of driveway must not exceed 36 feet. No access is allowed near the intersection. The parking configuration will have to be altered due to relocating the driveway. For further information, contact Bill Henry, Traffic Engineering, at 379-1816. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way including parking and landscaping. Item # 19 8. Driveway on Stones Road should be exit only. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. The property is located outside the City limits of Little Rock. Approval from the Little Rock Board of Directors is required prior to connecting to the wastewater system. 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the development. Count r_Planning: Site redesign approved as submitted. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Business Node for this property. The applicant has applied for a Revision to a PCD to allow additional uses. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Stones Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Item # 19 Bicycle Plan: A Class II is shown along Cantrell Road at this property. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape - 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts; it is recommended the design of this area encompass the City's minimum landscape and buffer ordinance requirements. The Highway 10 Design Overlay District requires a forty foot (40') landscaped area along Highway 10. In doing so, it would tremendously improve the aesthetics of one of the most scenic highways in the area while also improving the site and overall circulation of the site would improve. 3. An automatic irrigation system will be required for any new landscaped areas. 4. Berming is encouraged along Scenic Highway 10. 5. Sensitivity to the neighboring homes is also encouraged. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. 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 (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 19 44- [l FILE NO.: Z -7969-A NAME: LaPalapa Revised Short -form PCD LOCATION: Located at 6100 Stones Road and 18321 Cantrell Road DEVELOPER: Ross Phillips 34 Vista Drive Little Rock, AR 72210 ENGINEER: Crafton, Tull and Associates, Inc. 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.0 + acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 PCD and R-2, Single-family Restaurant and Single-family PCD FT. NEW STREET: 0 LF PROPOSED USE: Restaurant, Single-family and C-1 uses VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. FILE NO.: Z -7969-A /_1 1.9 C Am PROPOSAL: The applicant is now proposing a revision to the previously approved PCD to allow an existing residential structure located on the site currently zoned R-2, Single-family to be included in the previously approved PCD area. The applicant has indicated C-1, Neighborhood Commercial District uses as allowable uses for the site. There are no other changes proposed to the previously approved PCD. The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site is currently connected to the City's wastewater collection and treatment system. EXISTING CONDITIONS: The site contains a restaurant and a single-family structure located adjacent to Highway 10 with several manufactured homes located on the rear portion of the site. There is a daycare center located to the west of the site on property zoned PD -O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City's Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant 0-3, General Office District zoned property. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 feet of the site, who could be identified, along with the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Stones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Cantrell Road and Stones Road including 5 -foot sidewalks with planned development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Cantrell Road and Stones Road. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access in the middle of the property. The width of driveway must not exceed 36 feet. No access is allowed near the intersection. The parking configuration will have to be altered due to relocating the driveway. For further 2 FILE NO.: Z -7969-A information, contact Bill Henry, Traffic Engineering, at 379-1816. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way including parking and landscaping. 8. Driveway on Stones Road should be exit only. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The property is located outside the City limits of Little Rock. Approval from the Little Rock Board of Directors is required prior to connecting to the wastewater system. Entergy: No comment received. Center -Point Enerav: 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the development. County Planning: Site redesign approved as submitted. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Business Node for this property. The applicant has applied for a Revision to a PCD to allow additional uses. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z -7969-A Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Stones Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class II is shown along Cantrell Road at this property. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts; it is recommended the design of this area encompass the City's minimum landscape and buffer ordinance requirements. The Highway 10 Design Overlay District requires a forty foot (40') landscaped area along Highway 10. In doing so, it would tremendously improve the aesthetics of one of the most scenic highways in the area while also improving the site and overall circulation of the site would improve. 3. An automatic irrigation system will be required for any new landscaped areas. 4. Berming is encouraged along Scenic Highway 10. 5. Sensitivity to the neighboring homes is also encouraged. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented the item indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide a note concerning the required dumpster screening. Public Works comments were discussed. Staff stated the two existing drives should be eliminated and one drive centered on the property frontage should be constructed. Staff also stated half street improvements should be constructed to Stones Road per El FILE NO.: Z -7969-A the Master Street Plan. Staff stated a 20 foot radial dedication would be required at the intersection of Stones Road and Cantrell Road. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay typically required a 40 -foot landscape strip along the highway frontage. Staff requested the applicant provide additional landscaping to meet the typical minimum ordinance standard. Staff also stated landscaping would be required along Stones Road. Staff stated the ordinance typically required the placement of 25 -feet of landscaping around the perimeters of the site. 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 most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has revised the site plan to include landscaping along Highway 10, relocated the drive to the center of the property and indicated the proposed signage on the site plan. The signage proposed is a ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. The Highway 10 Design Overlay District allows for a development signage to be as indicated by the applicant's proposal. Building signage is proposed with a maximum of ten (10) percent of the fagade area as typically allow in commercial zones. There is an existing pole mounted sign located near the western property line. Staff recommends this sign be removed with the construction of the new monument sign. Landscaping has been indicated along Highway 10. Currently the site does not have any landscaping in place along the roadway. A portion of the landscaped area drops below the typically required 40 -foot minimum landscape strip. The eastern portion of the property indicates the placement of a 33 -foot landscaping strip. Staff is supportive of the allowance of this reduced landscape strip in this area. As stated, currently there is no landscaping in place along the roadway. Staff feels the landscaping as proposed will enhance the site by allowing landscaping along Highway 10 which has previously been nothing but asphalt. The existing restaurant building contains 3,200 square feet and was previously approved a deck addition totaling 1,600 square feet. The structure located on the eastern portion of the site contains approximately 2,000 square feet and a 600 square foot deck is proposed. The applicant is requesting C-1, Neighborhood Commercial uses as allowable uses for the site. A restaurant is an allowable use under this zoning classification. Based on the minimum parking required for each of the structures being used as restaurants, 74 parking spaces would typically be required. If the site were to develop with a C-1, Neighborhood Commercial use other than a restaurant 56 parking spaces would typically be required. The site plan indicates the placement of 67 parking spaces. Staff is supportive of the parking as shown. The revised site plan indicates the extension of Stones Road along the eastern perimeter of the site as requested by staff. The road has been indicated with a minimum pavement width of 18 -feet for one-half of a commercial street standard. 6 FILE NO.: Z -7969-A The site plan indicates the placement of a dumpster along the southwestern portion of the site. This location is located adjacent to single-family homes fronting Norton Road. Staff feels the dumpster should be relocated on the site away from the adjacent residential homes. In addition the applicant has not placed limits on the proposed hours of service of the dumpster. Staff feels the dumpster hours should be limited to 7:00 am to 7:00 pm seven days per week. Staff is supportive of the request. The applicant is proposing a revision to a previously approved PCD to allow an additional structure to be included within the approved zoning area. The applicant is not proposing any other modifications to the previously approved zoning. All previous comments and conditions continue to apply to the current application request. To staff's knowledge there are no outstanding issues associated with the request. The site is located in an existing Business Node. Staff feels the conversion of the existing structure to a commercial use utilizing C-1 uses as allowable uses should have minimal impact on the area. AFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the dumpster be located within the applicant's site and away from the adjacent residential uses to the west. Staff also recommends the hours of service of the dumpster be limited to 7 am to 7 pm daily. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Ross Phillips addressed the Commission on the merits of the request. He stated he was willing to move the dumpster as requested by staff and limit the hours of dumpster service. He stated all improvements would be completed per the staff recommendation. Ms. Alicia Finch addressed the Commission stating reservations of support. She stated the neighborhood was concerned with any change in use in the area. She stated by changing the use traffic was being added to an already congested area. She stated the neighborhood's main concern was waste management. She stated the restaurant was connected to the City's wastewater treatment system but the six mobile homes were not. She stated with the placement or relocation of six homes on the rear portion of the site the neighborhood's concern was how the waste would be disposed of. She stated the neighborhood also had concerns with the domino effect how the rezoning would effect properties in the area. Ms. Janus Arog addressed the Commission in opposition of the request. She stated the Aberdeen Neighborhood was located to the north of the site and any negative impact to the 11 FILE NO.: Z -7969-A Maywood Neighborhood also affected her neighborhood. She stated the concern was the placement of six manufactured homes on the rear portion of the property was a concern of both the Maywood and Aberdeen Neighborhoods. Mr. Phillips stated the house site would be connected to the City's wastewater system if the City desired. He stated the manufactured homes were located on septic systems and had been functioning a number of years with the current disposal. He stated the manufactured homes would continue to use septic systems for wastewater collection and treatment. The Commission questioned Mr. Phillips as to the improvements being requested by the City and his willingness and ability to complete the improvements. Mr. Phillips stated he was aware of the request and felt he could complete the improvements and still make the project work. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. 7 19111:11111►[61WAMO • NAME: LaPalapa Revised Short -form PCD LOCATION: Located at 6100 Stones Road and 18321 Cantrell Road DEVELOPER: Ross Phillips 34 Vista Drive Little Rock, AR 72210 ENGINEER: Crafton, Tull and Associates, Inc. 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.0 + acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 PCD and R-2, Single-family Restaurant and Single-family PCD FT. NEW STREET: 0 LF Restaurant, Single-family and C-1 uses VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. FILE NO.: Z -7969-A A. PROPOSAL: The applicant is now proposing a revision to the previously approved PCD to allow an existing residential structure located on the site currently zoned R-2, Single-family to be included in the previously approved PCD area. The applicant has indicated C-1, Neighborhood Commercial District uses as allowable uses for the site. There are no other changes proposed to the previously approved PCD. The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site is currently connected to the City's wastewater collection and treatment system. B. EXISTING CONDITIONS: The site contains a restaurant and a single-family structure located adjacent to Highway 10 with several manufactured homes located on the rear portion of the site. There is a daycare center located to the west of the site on property zoned PD -O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City's Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant 0-3, General Office District zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents located within 300 feet of the site, who could be identified, along with the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Stones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Cantrell Road and Stones Road including 5 -foot sidewalks with planned development. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Cantrell Road and Stones Road. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lot must have a single driveway access in the middle of the property. The width of driveway must not exceed 36 feet. No access is allowed near the intersection. The parking configuration will have to be altered due to relocating the driveway. For further K FILE NO.: Z -7969-A E F information, contact Bill Henry, Traffic Engineering, at 379-1816. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way including parking and landscaping. 8. Driveway on Stones Road should be exit only. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The property is located outside the City limits of Little Rock. Approval from the Little Rock Board of Directors is required prior to connecting to the wastewater system. 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Fire Department having jurisdiction needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the development. County Planning: Site redesign approved as submitted. CATA: The site is located on CATA Bus Route #25, the Highway 10 Express Route. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Business Node for this property. The applicant has applied for a Revision to a PCD to allow additional uses. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z -7969-A Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and Stones Road is shown as a Local Street. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class II is shown along Cantrell Road at this property. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts; it is recommended the design of this area encompass the City's minimum landscape and buffer ordinance requirements. The Highway 10 Design Overlay District requires a forty foot (40') landscaped area along Highway 10. In doing so, it would tremendously improve the aesthetics of one of the most scenic highways in the area while also improving the site and overall circulation of the site would improve. 3. An automatic irrigation system will be required for any new landscaped areas. 4. Berming is encouraged along Scenic Highway 10. 5. Sensitivity to the neighboring homes is also encouraged. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented the item indicating there were a number of outstanding issues associated with the request. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide a note concerning the required dumpster screening. Public Works comments were discussed. Staff stated the two existing drives should be eliminated and one drive centered on the property frontage should be constructed. Staff also stated half street improvements should be constructed to Stones Road per C! FILE NO.: Z -7969-A the Master Street Plan. Staff stated a 20 foot radial dedication would be required at the intersection of Stones Road and Cantrell Road. Landscaping comments were addressed. Staff stated the Highway 10 Design Overlay typically required a 40 -foot landscape strip along the highway frontage. Staff requested the applicant provide additional landscaping to meet the typical minimum ordinance standard. Staff also stated landscaping would be required along Stones Road. Staff stated the ordinance typically required the placement of 25 -feet of landscaping around the perimeters of the site. 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 most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has revised the site plan to include landscaping along Highway 10, relocated the drive to the center of the property and indicated the proposed signage on the site plan. The signage proposed is a ground mounted monument style sign a maximum of ten feet in height and one hundred square feet in area. The Highway 10 Design Overlay District allows for a development signage to be as indicated by the applicant's proposal. Building signage is proposed with a maximum of ten (10) percent of the fagade area as typically allow in commercial zones. There is an existing pole mounted sign located near the western property line. Staff recommends this sign be removed with the construction of the new monument sign. Landscaping has been indicated along Highway 10. Currently the site does not have any landscaping in place along the roadway. A portion of the landscaped area drops below the typically required 40 -foot minimum landscape strip. The eastern portion of the property indicates the placement of a 33 -foot landscaping strip. Staff is supportive of the allowance of this reduced landscape strip in this area. As stated, currently there is no landscaping in place along the roadway. Staff feels the landscaping as proposed will enhance the site by allowing landscaping along Highway 10 which has previously been nothing but asphalt. The existing restaurant building contains 3,200 square feet and was previously approved a deck addition totaling 1,600 square feet. The structure located on the eastern portion of the site contains approximately 2,000 square feet and a 600 square foot deck is proposed. The applicant is requesting C-1, Neighborhood Commercial uses as allowable uses for the site. A restaurant is an allowable use under this zoning classification. Based on the minimum parking required for each of the structures being used as restaurants, 74 parking spaces would typically be required. If the site were to develop with a C-1, Neighborhood Commercial use other than a restaurant 56 parking spaces would typically be required. The site plan indicates the placement of 67 parking spaces. Staff is supportive of the parking as shown. The revised site plan indicates the extension of Stones Road along the eastern perimeter of the site as requested by staff. The road has been indicated with a minimum pavement width of 18 -feet for one-half of a commercial street standard. 5 FILE NO.: Z -7969-A The site plan indicates the placement of a dumpster along the southwestern portion of the site. This location is located adjacent to single-family homes fronting Norton Road. Staff feels the dumpster should be relocated on the site away from the adjacent residential homes. In addition the applicant has not placed limits on the proposed hours of service of the dumpster. Staff feels the dumpster hours should be limited to 7:00 am to 7:00 pm seven days per week. Staff is supportive of the request. The applicant is proposing a revision to a previously approved PCD to allow an additional structure to be included within the approved zoning area. The applicant is not proposing any other modifications to the previously approved zoning. All previous comments and conditions continue to apply to the current application request. To staff's knowledge there are no outstanding issues associated with the request. The site is located in an existing Business Node. Staff feels the conversion of the existing structure to a commercial use utilizing C-1 uses as allowable uses should have minimal impact on the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the dumpster be located within the applicant's site and away from the adjacent residential uses to the west. Staff also recommends the hours of service of the dumpster be limited to 7 am to 7 pm daily. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Ross Phillips addressed the Commission on the merits of the request. He stated he was willing to move the dumpster as requested by staff and limit the hours of dumpster service. He stated all improvements would be completed per the staff recommendation. Ms. Alicia Finch addressed the Commission stating reservations of support. She stated the neighborhood was concerned with any change in use in the area. She stated by changing the use traffic was being added to an already congested area. She stated the neighborhood's main concern was waste management. She stated the restaurant was connected to the City's wastewater treatment system but the six mobile homes were not. She stated with the placement or relocation of six homes on the rear portion of the site the neighborhood's concern was how the waste would be disposed of. She stated the neighborhood also had concerns with the domino effect how the rezoning would effect properties in the area. Ms. Janus Arog addressed the Commission in opposition of the request. She stated the Aberdeen Neighborhood was located to the north of the site and any negative impact to the 9 FILE NO.: Z -7969-A Maywood Neighborhood also affected her neighborhood. She stated the concern was the placement of six manufactured homes on the rear portion of the property was a concern of both the Maywood and Aberdeen Neighborhoods. Mr. Phillips stated the house site would be connected to the City's wastewater system if the City desired. He stated the manufactured homes were located on septic systems and had been functioning a number of years with the current disposal. He stated the manufactured homes would continue to use septic systems for wastewater collection and treatment. The Commission questioned Mr. Phillips as to the improvements being requested by the City and his willingness and ability to complete the improvements. Mr. Phillips stated he was aware of the request and felt he could complete the improvements and still make the project work. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. 7