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HomeMy WebLinkAboutZ-8235 Staff AnalysisFILE NO.: Z-8235 NAME: The Village at Westbury Long -form PCD LOCATION: Located on the Northwest corner of Briner Circle and Stagecoach Road DEVELOPER: Dreamland Development, LLC 27 Overlook Circle Little Rock, AR 72207 �nir,iniFFR• White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 11.54 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 6 1-2, Light Industrial District Light Industrial PCD FT. NEW STREET: 1,000 LF 0-3, General Office District and C-3, General Commercial District uses VARIANCESMAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the entire site with the development of the first phase. 2. A variance from the storm water detention ordinance to allow in -lieu payment for storm water detention. A. PROPOSAUREQUEST: The project is located at the northwest corner of Briner Circle and Stagecoach Road near the County Line. Fourche Creek borders the property to the east and north. The property contains approximately 11.5 acres and is presently zoned 1-2 Light Industrial District. The developer is proposing to subdivide the property into FILE NO.: Z-8235 (Cont. six (6) lots with a mix of various uses including 0-3, General Office District uses and C-3, General Commercial District uses. The developer is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site. There is debris on the site that will need to be cleaned up and a portion of the site falls in the 100-year floodplain. The developer wishes to fill the entire site at one time. The developer is also requesting an in -lieu contribution for the storm water detention requirement. B. EXISTING CONDITIONS: The site is located adjacent to the Pulaski/Saline County Line on the north side of Stagecoach Road. There are a number of uses in the area including two large manufactured home parks both located to the south of the site, beverage shops and office and commercial uses. To the west of the site is a cemetery with a wooded area behind the cemetery. Contained on the site is a small baseball field and a non -operational self service carwash facility. The area to the north and west of the site is the Fourche Creek. Immediately east of the site is City owned property containing the Otter Creek Park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Stagecoach 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. Per the Master Street Plan a right turn lane is required to be installed which will require additional right-of-way dedication. 2. Per Little Rock Code, access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Stagecoach Road including 5-foot sidewalks with the planned development. A right turn lane is required to be installed with at least 150 feet of stacking and 100 foot taper. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2 FILE NO.: Z-8235 (Cont.) 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Provide quantities of fill to be cut and filled and quantities of fill to be trucked into the site. 6. Since Westburry Boulevard is a commercial street, sidewalks with appropriate handicap ramps are required on both side in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Storm water detention ordinance applies to this property. Staff is still reviewing downstream drainage complaints for acceptance of in -lieu payment for detention. 8. Turn around must be provided for a WB-30 vehicle attempting to enter development. 9. Show development phase lines on revised plan. 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 11. 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. 12. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 13_ With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Westburry Boulevard including 5-foot sidewalks with the planned development. Provide striping for center turn lane. 14. The Rahling Road extension is proposed to be located along the west property line of the property. This part of the Rahling Road extension is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way is required to 55 feet east of the west property line. 15. A 20 foot radial dedication of right-of-way is required at the future intersection of proposed Rahling Extension and Stagecoach Road. 16. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 17. The minimum Finish Floor elevation of is required to be shown on plat and grading plans. This finished floor elevation should be one (1) foot or more above the base flood elevation and the structures built to those elevations. Due to the inaccuracy of the FIRMs, the structures proposed in Zone X should also be constructed to one (1) foot or more above the base flood elevation. 18. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 3 FILE NO.: Z-8235 (Cont. 19. Any proposed alteration of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency prior to start of work. 20. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 21. 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). 22. 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 at 379-1813 (Steve Philpott) for more information 23. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension is required, with easements. Capacity Contribution Fee charge for all multi -family developments is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energ : Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge based on the size of the connection(s) to the main in Stagecoach Road will apply to this project in addition to normal charges. 3. A water main extension, additional fire hydrants and onsite private fire lines will be required to serve this property. Approval of plans by Central Arkansas Water, Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 4. 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. 9 FILE NO.: Z-8235 (Cont. Fire Department: hydrants per code information. Maintain a 20-foot minimum access gate. Install and place fire Contact the Little Rock Fire Department for additional County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a rezoning from 1-2 Light Industrial to Planned Industrial District to allow a development including office and commercial uses. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-16-01). Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 on Stagecoach since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal states, "To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum. These islands should be evenly distributed throughout the site. 19 FILE NO.: Z-8235 (Cont.) 3, The zoning buffer ordinance requires a fifty foot (50) wide land use buffer along the northern property line. Seventy percent of this area is to remain undisturbed. 4. The zoning buffer ordinance requires an average forty-two foot (42) wide street buffer along the southern property line. The southern section located next to the residential area must be fifty foot (50) wide. Seventy percent of this area is to remain undisturbed. 5. The zoning buffer ordinance requires a fifty foot (50) wide land use buffer along the western property line. Seventy percent of this area is to remain undisturbed. 6. There will be no land use buffer requirement along the east, due to the dedication of the property to the City of Little Rock Parks and Recreation Department. 7. 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, southern, eastern, and western perimeters of the site. In the locations next to residentially zoned properties. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. An automatic irrigation system to water landscaped areas will be required. 9. 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. 10. 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: (June 14, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff stated the Master Street Plan indicated a principal arterial located along the property's western boundary. Staff stated the required right of way for the street was 110-feet. Staff questioned the proposed uses for the site. Staff also questioned the proposed signage plan and requested the applicant provide details of the proposed signage including locations, total height and total area. Public Works comments were addressed. Staff stated a grading permit would be required prior to the development of the site. The applicant stated the developers were requesting a variance to allow grading of the entire site with the construction with the first phase of development. Staff questioned the specifics of the fill necessary for development of the site. Staff also stated a right turn lane FILE NO.: Z-8235 (Cont. would be required with at least 150 feet of stacking and a 100 foot taper along Stagecoach Road. Landscaping comments were addressed. Staff stated interior landscaping of parking areas would be required per the zoning ordinance. Staff also stated the zoning buffer ordinance would require landscaping and screening along the northern property line and the southern property line where adjacent to the residentially zoned property. Staff also stated an automatic irrigation system to water landscape areas would be required for each of the proposed lots. 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 June 14, 2007, Subdivision Committee meeting. The applicant has removed the rear portion of the proposed development eliminating the area proposed for multi -family and the area indicated for the principal arterial per the Master Street Plan. The removal of this portion of the proposed development area addresses a number of the Public Works and Landscaping comments. The applicant is seeking approval of a site plan for the development of approximately 11 acres with an office and commercial development. The site plan indicates 0-3, General Office District uses and C-3, General Commercial District permitted uses will be utilized within the development. The site is proposed with six lots ranging in size from 0.67 acres to 5.67 acres. The site plan indicates Lot 1 with 2.2 acres and is proposed with C-3, General commercial District uses. The proposed building area is 23,258 square feet with 24.2 percent building coverage and 91 parking spaces. Lot 2 is proposed with 4.27 acres, 30,942 square feet of building area, 16.6 percent building coverage 171 parking spaces and 80 percent of the square footage utilized by C-3, General Commercial District uses and 20 percent of the building with 0-3, General Office District uses. Lot 3 is proposed for 0-3, General Office District uses. The parcel is proposed containing 2.29 acres. The building is proposed with 16,500 square feet for a 16.5 percent building coverage. There are 83 parking spaces proposed for this lot. Lot 4 is proposed containing 0.67 acres and will utilize C-3, General Commercial District uses as allowable uses. The building is proposed with 6,353 square feet for a maximum building coverage of 21.8 percent and 34 parking spaces are proposed. Lot 5 is proposed for C-3, General Commercial District uses. The lot area proposed is 0.72 acres. The maximum building area is 6,353 square feet for a building coverage of 20.3 percent. Lot 6 is proposed with 1.07 acres and a total building coverage of 10,000 square feet. C-3, General Commercial District uses are proposed for the lot. Lot 6 is proposed with 38 parking spaces and a maximum building coverage of 21.5 percent. The site plan indicates the placement of a single ground mounted monument sign on each of the proposed lots. The signage is proposed with a maximum 7 FILE NO.: Z-8235 (Cont. height of six feet and a maximum sign area of 60-feet. A pylon development sign is also proposed at the entrance to the development. The sign is proposed with a maximum height of 25-feet and a maximum width of 12-feet. The sign is proposed as a multi -tenant identification sign. Staff is supportive of the proposed development and the proposed uses of the site. The property is currently zoned 1-2, Light Industrial District which could potentially develop with uses which are less conducive to the adjacent residential homes located to the south, across Stagecoach Road. Through the Planned Development process, the site is proposed to develop with a mixture of uses, which will be more compatible and potentially impose a lesser impact on the adjoining homes. The applicant is seeking a variance from the Land Alteration Ordinance to allow advanced grading of the site. The applicant has indicated the desire is to grade the entire area with the development of the first phase of construction. The applicant is also seeking a variance to allow an in -lieu contribution for the storm water detention requirements. A sketch grading and drainage plan was not provided to staff, cut and fill quantities were not provided and finished floor elevations of structures in the floodplain were not provided. Without this information staff cannot properly review the need for advanced grading of the entire site and therefore cannot recommend advanced grading at this location. Although staff is supportive of the rezoning application staff is not supportive of the request for the land alteration variance request or the request for the in -lieu payment for the required storm water detention since the applicant failed to provide staff with sufficient information to complete the review process. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had withdrawn the request for advanced grading and has indicated they will work with staff concerning the storm water detention ordinance requirements. Staff stated the applicant had addressed their concerns and presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. July 5, 2007 ITEM NO.: 18.1 FILE NO.: Z-8235 NAME: The Village at Westbury Long -form PCD LOCATION: Located on the Northwest corner of Briner Circle and Stagecoach Road DEVELOPER: Dreamland Development, LLC 27 Overlook Circle Little Rock, AR 72207 FNC�INFFR- White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 11.54 acres CURRENT ZONING: NUMBER OF LOTS: 6 1-2, Light Industrial District FT. NEW STREET: 1,000 LF ALLOWED USES: Light Industrial PROPOSED ZONING: PCD PROPOSED USE: 0-3, General Office District and C-3, General Commercial District uses VARIANCESM/AIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the entire site with the development of the first phase. 2. A variance from the storm water detention ordinance to allow in -lieu payment for storm water detention. A. PROPOSAL/REQUEST.- The project is located at the northwest corner of Briner Circle and Stagecoach Road near the County Line. Fourche Creek borders the property to the east and north. The property contains approximately 11.5 acres and is presently zoned 1-2 July 5, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont. FILE NO.: Z-8235 Light Industrial District. The developer is proposing to subdivide the property into six (6) lots with a mix of various uses including 0-3, General Office District uses and C-3, General Commercial District uses. The developer is requesting a variance from the Land Alteration Ordinance to allow advanced grading of the site. There is debris on the site that will need to be cleaned up and a portion of the site falls in the 100-year floodplain. The developer wishes to fill the entire site at one time. The developer is also requesting an in -lieu contribution for the storm water detention requirement. B. EXISTING CONDITION The site is located adjacent to the Pulaski/Saline County Line on the north side of Stagecoach Road. There are a number of uses in the area including two large manufactured home parks both located to the south of the site, beverage shops and office and commercial uses. To the west of the site is a cemetery with a wooded area behind the cemetery. Contained on the site is a small baseball field and a non -operational self service carwash facility. The area to the north and west of the site is the Fourche Creek. Immediately east of the site is City owned property containing the Otter Creek Park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach 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. Per the Master Street Plan a right turn lane is required to be installed which will require additional right-of-way dedication. 2. Per Little Rock Code, access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Stagecoach Road including 5-foot sidewalks with the planned development. A right turn lane is required to be installed with at least 150 feet of stacking and 100 foot taper. 2 July 5, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont. FILE NO.: Z-8235 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Provide quantities of fill to be cut and filled and quantities of fill to be trucked into the site. 6. Since Westburry Boulevard is a commercial street, sidewalks with appropriate handicap ramps are required on both side in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Storm water detention ordinance applies to this property. Staff is still reviewing downstream drainage complaints for acceptance of in -lieu payment for detention. 8. Turn around must be provided for a WB-30 vehicle attempting to enter development. 9. Show development phase lines on revised plan. 10. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 11. 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. 12. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 13. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Westburry Boulevard including 5-foot sidewalks with the planned development. Provide striping for center turn lane. 14. The Rahling Road extension is proposed to be located along the west property line of the property. This part of the Rahling Road extension is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way is required to 55 feet east of the west property line. 15. A 20 foot radial dedication of right-of-way is required at the future intersection of proposed Rahling Extension and Stagecoach Road. 16. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 17. The minimum Finish Floor elevation of is required to be shown on plat and grading plans. This finished floor elevation should be one (1) foot or more above the base flood elevation and the structures built to those elevations. 3 July 5, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont. FILE NO.: Z-8235 Due to the inaccuracy of the FIRMs, the structures proposed in Zone X should also be constructed to one (1) foot or more above the base flood elevation. 18. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 19. Any proposed alteration of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency prior to start of work. 20. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 21. 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). 22. 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 at 379-1813 (Steve Philpott) for more information 23. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A sewer main extension is required, with easements. Capacity Contribution Fee charge for all multi -family developments is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Engrg : Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge based on the size of the connection(s) to the main in Stagecoach Road will apply to this project in addition to normal charges. 2 July 5, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont. FILE NO.: 3. A water main extension, additional fire hydrants and onsite private fire lines will be required to serve this property. Approval of plans by Central Arkansas Water, Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain a 20-foot minimum access gate. Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a rezoning from 1-2 Light Industrial to Planned Industrial District to allow a development including office and commercial uses. A land use plan amendment for a change to Mixed Office Commercial is a separate item on this agenda (LU07-16-01). Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 on Stagecoach since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal states, "To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." July 5, 2007 SUBDIVISION ITEM NO.: 18.1 Cont. FILE NO.: Z-8235 Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum. These islands should be evenly distributed throughout the site. 3. The zoning buffer ordinance requires a fifty foot (50) wide land use buffer along the northern property line. Seventy percent of this area is to remain undisturbed. 4. The zoning buffer ordinance requires an average forty-two foot (42) wide street buffer along the southern property line. The southern section located next to the residential area must be fifty foot (50) wide. Seventy percent of this area is to remain undisturbed. 5. The zoning buffer ordinance requires a fifty foot (50) wide land use buffer along the western property line. Seventy percent of this area is to remain undisturbed. 6. There will be no land use buffer requirement along the east, due to the dedication of the property to the City of Little Rock Parks and Recreation Department. 7. 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, southern, eastern, and western perimeters of the site. In the locations next to residentially zoned properties. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. An automatic irrigation system to water landscaped areas will be required. 9. 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. 10. 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: (June 14, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the No July 5, 2007 SUBDIVISION EM NO.: 18.1 (Cont. FILE NO.: Z-8235 review process. Staff stated the Master Street Plan indicated a principal arterial located along the property's western boundary. Staff stated the required right of way for the street was 110-feet. Staff questioned the proposed uses for the site. Staff also questioned the proposed signage plan and requested the applicant provide details of the proposed signage including locations, total height and total area. Public Works comments were addressed. Staff stated a grading permit would be required prior to the development of the site. The applicant stated the developers were requesting a variance to allow grading of the entire site with the construction with the first phase of development. Staff questioned the specifics of the fill necessary for development of the site. Staff also stated a right turn lane would be required with at least 150 feet of stacking and a 100 foot taper along Stagecoach Road. Landscaping comments were addressed. Staff stated interior landscaping of parking areas would be required per the zoning ordinance. Staff also stated the zoning buffer ordinance would require landscaping and screening along the northern property line and the southern property line where adjacent to the residentially zoned property. Staff also stated an automatic irrigation system to water landscape areas would be required for each of the proposed lots. 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 June 14, 2007, Subdivision Committee meeting. The applicant has removed the rear portion of the proposed development eliminating the area proposed for multi -family and the area indicated for the principal arterial per the Master Street Plan. The removal of this portion of the proposed development area addresses a number of the Public Works and Landscaping comments. The applicant is seeking approval of a site plan for the development of approximately 11 acres with an office and commercial development. The site plan indicates 0-3, General Office District uses and C-3, General Commercial District permitted uses will be utilized within the development. The site is proposed with six lots ranging in size from 0.67 acres to 5.67 acres. The site plan indicates Lot 1 with 2.2 acres and is proposed with C-3, General commercial District uses. The proposed building area is 23,258 square feet with 24.2 percent building coverage and 91 parking spaces. Lot 2 is proposed with 4.27 acres, 30,942 square feet of building area, 16.6 percent building coverage 171 parking spaces and 80 percent of the square footage utilized by C-3, General Commercial District uses and 20 percent of the building with 0-3, 7 July 5, 2007 SUBDIVISION ITEM NO.: 18.1 (Cont.) FILE NO.: Z-8235 General Office District uses. Lot 3 is proposed for 0-3, General Office District uses. The parcel is proposed containing 2.29 acres. The building is proposed with 16,500 square feet for a 16.5 percent building coverage. There are 83 parking spaces proposed for this lot. Lot 4 is proposed containing 0.67 acres and will utilize C-3, General Commercial District uses as allowable uses. The building is proposed with 6,353 square feet for a maximum building coverage of 21.8 percent and 34 parking spaces are proposed. Lot 5 is proposed for C-3, General Commercial District uses. The lot area proposed is 0.72 acres. The maximum building area is 6,353 square feet for a building coverage of 20.3 percent. Lot 6 is proposed with 1.07 acres and a total building coverage of 10,000 square feet. C-3, General Commercial District uses are proposed for the lot. Lot 6 is proposed with 38 parking spaces and a maximum building coverage of 21.5 percent. The site plan indicates the placement of a single ground mounted monument sign on each of the proposed lots. The signage is proposed with a maximum height of six feet and a maximum sign area of 60-feet. A pylon development sign is also proposed at the entrance to the development. The sign is proposed with a maximum height of 25-feet and a maximum width of 12-feet. The sign is proposed as a multi -tenant identification sign. Staff is supportive of the proposed development and the proposed uses of the site. The property is currently zoned 1-2, Light Industrial District which could potentially develop with uses which are less conducive to the adjacent residential homes located to the south, across Stagecoach Road. Through the Planned Development process, the site is proposed to develop with a mixture of uses, which will be more compatible and potentially impose a lesser impact on the adjoining homes. The applicant is seeking a variance from the Land Alteration Ordinance to allow advanced grading of the site. The applicant has indicated the desire is to grade the entire area with the development of the first phase of construction. The applicant is also seeking a variance to allow an in -lieu contribution for the storm water detention requirements. A sketch grading and drainage plan was not provided to staff, cut and fill quantities were not provided and finished floor elevations of structures in the floodplain were not provided. Without this information staff cannot properly review the need for advanced grading of the entire site and therefore cannot recommend advanced grading at this location. Although staff is supportive of the rezoning application staff is not supportive of the request for the land alteration variance request or the request for the in -lieu payment for the required storm water detention since the applicant failed to provide staff with sufficient information to complete the review process. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. 0 July 5, 2007 SUBDIVISION ITEM NO18.1 (Cont.) FILE NO.: Z-8235 PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had withdrawn the request for advanced grading and has indicated they will work with staff concerning the storm water detention ordinance requirements. Staff stated the applicant had addressed their concerns and presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 0 ITEM NO.: 18.1. NAME: The Village at Westbury Long -form PID Z-8235 LOCATION: located on the Northwest corner of Briner Circle and Stagecoach Road Planning Staff Comments_: 1. Provide notification of abutting property owners 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 June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. The Master Street Plan indicates a principal arterial along the western perimeter of the site. The typical right of way for a principal arterial is 110-feet. 3. Correct the general note indicating the number of units related to the number of bedrooms. 4. Provide details of any proposed signage for each of the office/commercial lots including building signage. 5. Provide details of any proposed signage for the multi -family development. 6. Provide the location of the mail kiosk on the site plan. 7. Provide the total area of open space proposed for the multi -family development portion of the site. 8. Provide the proposed building construction materials and the proposed building elevations for the units. 9. Provide the means of garbage collection for the individual lots and the proposed multi -family development. Provide the location of the proposed dumpsters if applicable. 10. If dumpsters are proposed will the hours of service be limited to daylight hours? 11. Will the development be market rate or subsidized housing? Provide the percentage of subsidized units if applicable. 12. Provide the amenities proposed within the clubhouse area of the multi -family development. 13. Provide the proposed uses for the office/warehouse development portion of the development. 14. Is fencing proposed? If so provide the location of the proposed fencing along with a note indicating the proposed construction materials and the height of the proposed fence. 15. Provide a phasing plan for the proposed development. Will the multi -family units all be constructed in a single phase or will there be a number of phases? Will the office/commercial buildings be constructed in multiple phases or a single phase? 16. Provide the total building square footage for each of the proposed uses on the indicated lots. Provide the percentage of building coverage for each of the proposed uses on the indicated lots. Variance/Waivers: None requested. Item # 18.1. Public Works Conditions: 1. Stagecoach 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. Per the Master Street Plan a right turn lane is required to be installed which will require additional right-of-way dedication. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Stagecoach Road including 5-foot sidewalks with the planned development. A right turn lane is required to be installed with at least 150 feet of stacking and 100 foot taper. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Provide quantities of fill to be cut and filled and quantities of fill to be trucked into the site. 5. Since Westburry Boulevard is a commercial street, sidewalks with appropriate handicap ramps are required on both side in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Storm water detention ordinance applies to this property. Staff is still reviewing downstream drainage complaints for acceptance of in -lieu payment for detention. 7. Turn around must be provided for a WB-30 vehicle attempting to enter development. 8. Show development phase lines on revised plan. 9. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 10. 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. 11.Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 12. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Westburry Boulevard including 5-foot sidewalks with the planned development. Provide striping for center turn lane. 13. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The west driveway should align with Briner Circle. The width of driveway must not exceed 36 feet. 14. The Rahling Road extension is proposed to be located along the west property line of the property. This part of the Rahling Road extension is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way is required to 55 feet east of the west property line. 15.A 20 foot radial dedication of right-of-way is required at the future intersection of proposed Rahling Extension and Stagecoach Road. 16.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 17. The minimum Finish Floor elevation of is required to be shown on plat and grading plans. This finished floor elevation should be one (1) foot or more above the base flood elevation and the structures built to those elevations. Due to the inaccuracy of the FIRMs, the structures proposed in Zone X should also be constructed to one (1) foot or more above the base flood elevation. Item # 18.1. 18.In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 19.Any proposed alteration of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency prior to start of work. 20. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 21. 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). 22.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 at 379-1813 (Steve Philpott) for more information 23.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. Utilities and Fire Department/County Planning: Wastewater: A sewer main extension is required, with easements. Capacity Contribution Fee charge for all multi -family developments is required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A Capital Investment Charge based on the size of the connection(s) to the main in Stagecoach Road will apply to this project in addition to normal charges. 3. A water main extension, additional fire hydrants and onsite private fire lines will be required to serve this property. Approval of plans by Central Arkansas Water, Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 4. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain a 20-foot minimum access gate. Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. Item # 18.1. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a rezoning from 1-2 Light Industrial to Planned Industrial District to allow a development including multi family, office, commercial and industrial uses. A land use plan amendment for a change to Multi Family and Mixed Office Commercial is a separate item on this agenda (LU07-16-01). Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. 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 on Stagecoach since it is a Minor Arterial. Bicycle Plan: A Class II bike route is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal states, "To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum. These islands should be evenly distributed throughout the site. 3. The zoning buffer ordinance requires a fifty foot (50) wide land use buffer along the northern property line. Seventy percent of this area is to remain undisturbed. 4. The zoning buffer ordinance requires an average forty-two foot (42) wide street buffer along the southern property line. The southern section located next to the residential area must be fifty foot (50) wide. Seventy percent of this area is to remain undisturbed. 5. The zoning buffer ordinance requires a fifty foot (50) wide land use buffer along the western property line. Seventy percent of this area is to remain undisturbed. 6. There will be no land use buffer requirement along the east, due to the dedication of the property to the City of Little Rock Parks and Recreation Department. 7. 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, Item # 18.1. southern, eastern, and western perimeters of the site. In the locations next to residentially zoned properties. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. An automatic irrigation system to water landscaped areas will be required. 9. 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. 10.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 (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 18.1.