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HomeMy WebLinkAboutZ-8258 Staff AnalysisFILE NO.: Z-8258 NAME: Gilliam Short -form PCD LOCATION: Located at 3200 Baseline Road DEVELOPER: James Gilliam 4710 West 12th Street Little Rock, AR 72204 SURVEYOR: Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 11.14 acres CURRENT ZONING: ALLOWED USES NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential PROPOSED ZONING: PCD PROPOSED USE: Universal Skate Center VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The applicant is seeking a rezoning for this site from R-2, Single-family to Planned Commercial Development to allow the construction of a universal skate center on the site. The building is proposed as 226-feet by 96-feet for a total of 21,696 square feet. The parking is proposed within the front yard area of the development with access from Baseline Road. B. EXISTING CONDITIONS: The site is overgrown and is void of trees. The floodway is located along the property's eastern and northern boundary. There is a single-family home and vacant property located to the south of the site. To the west is a vacant industrial FILE NO.: Z-8258 Cont. building. To the northwest are single-family homes located along Unity Lane and further north are homes located off Mize Road. There is an approved PCD located on the northwest corner of Unity Lane and Baseline Road but the business is no longer in operation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Upper Baseline Neighborhood Association has called staff indicating opposition to the proposed request. All owners of property located within 200 feet of the proposed site along with the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. Provide site plan showing proposed access, parking locations, proposed structure in relation to the property lines, floodplain, floodway and Baseline Road. 3. All driveways shall be concrete aprons per City Ordinance. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. 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. 7. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 2 FILE NO.: Z-8258 (Cont. 10. 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. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains located on site. No permanent construction within easements of existing sewer mains. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) and on -site fire protection will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension may be required in order to get adequate fire protection to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. 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 Geyer Springs East Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow construction of a universal skate center. 3 FILE NO.: Z-8258 (Cont. A land use plan amendment for a change to Commercial is a separate item on this agenda (LU07-14-01). Master Street Plan: Baseline Road is shown as a Principal Arterial on the Master Street Plan with reduced standards. 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 since this is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown proposed on the eastern edge of this property in the Little Fourche Creek floodway. A Class I bikeway is built separate from or alongside a road. 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 Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization goal states: "Encourage commercial zoning on main arterials -- Baseline, Geyer Springs, Scott Hamilton, Hilaro Springs Road." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Land Use buffers will be required at six percent of the width (northern perimeter) and depth (eastern and western perimeters) of the property. Buffers are required no less than nine feet and with a maximum depth of fifty feet. The eastern and western perimeters will require a 24-foot buffer with 70 percent of the area remaining undisturbed. The buffer along the northern perimeter is required to be 22.8 feet with seventy percent of the area to remain undisturbed. 3. Street buffers are required at six percent of the depth of the property or a depth of 22.8 feet and in no case less than half along Baseline Road. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. G. SUBDIVISION COMMITTEE COMMENT- (September 6, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant provide al FILE NO.: Z-8258 (Cont. a site plan detailing the proposed parking layout, areas designated for landscaping, any proposed fencing and the location of any proposed dumpster facilities. Public Works comments were addressed. Staff stated Baseline Road was classified on the Master Street Plan as a principal arterial and dedication of right of way 45-feet from centerline would be required. Staff also requested the applicant provide the location of the floodway and floodplain on the proposed site plan. Staff noted a grading permit would be required prior to any development of the site. Landscaping comments were addressed. Staff stated the site was located adjacent to residentially zoned or used property. Staff stated the buffer ordinance would require a minimum of six percent of the depth of the property would be required as the land use buffer along the northern perimeter and a minimum of 70 percent of this area was to remain undisturbed. Staff stated the eastern and western perimeters would also require the placement of a land use buffer at a minimum of six percent of the width of the property. Staff stated the minimum width of the buffer was nine feet and the maximum width of the buffer was fifty feet. 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 September 6, 2007, Subdivision Committee meeting. The applicant has provided a site plan detailing the proposed parking layout, areas designated for landscaping, any proposed fencing and the location of any proposed dumpster facilities. The applicant has also indicated right of way per the Master Street Plan will be provided. The plan includes the construction of a universal skate center constructed of a pre-engineered metal building with a total of 21,696 square feet of gross floor area. The site plan includes the placement of 70 parking spaces. The maximum building height proposed is 24-feet. The site plan indicates the placement of a nine foot landscape strip along the western perimeter, adjacent to the industrial building, for the first two hundred feet. The buffer is then increased to 50-feet. The southern portion of the buffer will not be maintained as an undisturbed buffer since the site is located adjacent to a non-residential use. The area where the site abuts vacant and residential uses the area will be maintained as required by the typical minimum ordinance standard. The land use buffer along the eastern and northern perimeters are more than adequate to meet the typical minimum ordinance requirements. 5 FILE NO.: Z-8258 (Cont. The site plan indicates the placement of a twenty-eight foot street buffer. The indicated street buffer is more than adequate to meet the typical minimum ordinance requirement. The site plan indicates the placement of building landscaping and landscaping within the parking lot area per the Landscape Ordinance requirements. The applicant has indicated the placement of a dumpster facility along the western perimeter of the site. The dumpster has been located near the non- residential activity located to the west of the site. A note on the site plan indicates the dumpster will be screened per the typical minimum ordinance requirements. Staff recommends the dumpster be relocated to the eastern side of the property to lessen the impact on the single-family homes located to the northwest of the site. The hours of service have not been limited. Staff recommends the hours of dumpster service be limited to daylight hours. The site plan indicates the placement of a single sign within the front landscaped area. The sign is proposed with a maximum height of 16-feet and a maximum sign area of 80 square feet. The signage is less than typically allowed in commercial zones. The site plan indicates the placement of 70 parking spaces. Typical minimum parking required for lodges, halls, exhibition halls, clubs and similar places of public assembly is one space per one hundred square feet of gross floor area. Parking for general business and retail sales is one space per 300 square feet of gross floor area up to 10,000 square feet and for structures above 10,000 square feet and up to 20,000 square feet ninety five percent of the parking requirement and 20,000 to 30,000 square feet is 90 percent of the requirement. Based on these two scenarios a total of 216 parking spaces would be required for public assembly and 68 parking spaces would be required for commercial uses. Staff is supportive of the parking as proposed. Staff does not feel the proposed use will generate the traffic requiring parking as required for public assembly. Staff feels the current parking is controlled and has the ability to be policed by the owner to eliminate any potential for loitering. The revised site plan indicates the placement of two drive locations along Baseline Road. Staff is not supportive of the indicated driveway configuration. On principal arterial streets, driveways must be spaced at least 300 feet from other driveways or intersections and 150 feet from the property line. The western driveway must be removed due to its distance from Unity Lane and the property line. Due to the floodway, this property is allowed only one driveway that is a maximum 36 feet wide. Staff recommends the drive be relocated to the center of the site allowing a single access to the site. The applicant has indicated the building will be sound proofed with a high performance acoustic insulation. BarriOr Ultra-dBtm is a noise reduction sound insulation product. The material controls sound across a broad spectrum. The material will be installed to prevent the sound from being audible on the exterior of the building. The floodway is shown to be on this property and to the east. In accordance with Section 31-2176, 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. The revised site plan has not indicated the 0 FILE NO.: Z-8258 Cont.) dedication of easements nor indicated the location of the floodway. Staff recommends the applicant provide the location of the floodway on the site plan. Staff is supportive of the request for the development of the property. The applicant is proposing the construction of a new commercial building on the site to offer recreational opportunities for the area residents and the population as a whole. The site is located on an arterial roadway and adjacent to an industrial use. The uses to the west of the site are primarily non-residential uses fronting Baseline Road with a commercial node located at the intersection of Baseline Road and Scott Hamilton/Hilaro Springs Road. The applicant is indicated screening and buffering to project the residential uses located to the northwest. Although staff is supportive of the request there are a number of site plan issues related to the site plan in need of addressing prior to staff providing support of the request. STAFF RECOMMENDATIONS: Staff recommends denial of the request as currently proposed. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant was seeking a deferral of the item to the November 8, 2007, public hearing to allow additional time to resolve issues raised by staff concerning the site plan as proposed. Staff stated they were supportive of the deferral request There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: (NOVEMBER 8, 2007) The applicant submitted a revised site plan to staff addressing staffs previous concerns related to the driveway locations, easement and depiction of the floodway, location of the dumpster and the hours of service of the proposed dumpster. The dumpster has been relocated to the eastern perimeter of the site. A note is included on the site plan which states the dumpster will be screened per the typical minimum ordinance requirements. The hours of dumpster service will be limited to daylight hours. The revised plan eliminates one of the proposed drives along Baseline Road and centers the drive as recommended by staff. The drive does not exceed the 36-foot maximum driveway width as required by ordinance. 7 FILE NO.: Z-8258 (Cont. Staff is supportive of the request. As indicated previously, the site is located on an arterial roadway and adjacent to an industrial use. The uses to the west of the site are primarily non-residential uses fronting Baseline Road with a commercial node located at the intersection of Baseline Road and Scott Hamilton/Hilaro Springs Road. Screening and buffering have been provided in excess of the typical minimum ordinance standards along the western and northern perimeters to offer protection the adjoining single-family homes and neighborhood. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) Mr. James Gilliam was present. There were registered objectors present. Staff presented the item stating the applicant had addressed their previous concerns and they were now in support of the application request. Mr. James Gilliam addressed the Commission on the merits of his request. He stated he desired to develop the property with a family oriented business which would be an asset to the community. He stated he would allow the opposition to speak and he would then address the Commission addressing their concerns. Ms. Pat Gee addressed the Commission in opposition of the request. She stated she was Vice President of Southwest Little Rock United for Progress and President of the Upper Baseline Neighborhood Association and both of which had voted unanimously to oppose the development. She stated the neighborhood desired businesses which would benefit the community and provide services to the community. She stated the skate center was located very near residential homes. She stated the applicant had not provided the hours of operation for the development nor provided information concerning sound proofing. She stated the area was presently served by a skate center which offered dancing on one night, skating on another and was offered for private functions. She stated the neighborhood did not need another business of this type. Mr. Allen Wells addressed the Commission in opposition. He stated his home was located across Baseline from the proposed development. He stated the noise and activity would impact him directly. He stated the site was located within the floodway of the City. He stated illegal filling had taken place on the site in the past. He stated a dozer was located on the site and had been for almost a year. He stated he confronted the individuals filling the site last year and was told they had permission to do so but he could not find anyone with the City who had given the developer a permit to fill in the floodway. Ms. Nan Howard addressed the Commission in opposition of the request. She stated her home was located on Hogan Drive and she had lived in the area for 43 years. She H; FILE NO.: Z-8258 (Cont. stated the neighborhood had concerns with flooding and the activities which would take place on the site. She requested the Commission deny the request. Mr. Lumas Kendrick Sr. addressed the Commission in opposition of the request. He stated his property was located to the north of the site. He stated if this developer was allowed to fill in the floodway he desired to do so as well. Ms. August Ward addressed the Commission in opposition of the request. She stated the area had a number of uses which were less than desirable. She stated the neighborhood had worked hard with the police and the City staff to eliminate these negative uses and felt the addition of a skate center would not be a positive addition to the neighborhood. She stated the neighborhood had two pawn shops and she felt there was a direct relation to the pawn shops and the number of break ins the neighborhood had experienced. Mr. Gilliam stated his desire was a family oriented business. He stated he was unsure of the hours of operation but felt the business would close by midnight on most evenings. He stated there were a few times a year skate clubs would want to use the facility later than midnight. He stated the site contained ample parking to serve the needs. He stated there would be an off duty police officer on site during operational hours to police the parking lot. He stated he could control the activities on his parking lot but he could not control the activities on Baseline Road. The Commission questioned Ms. Gee as to the types of businesses the area would like to see develop. She stated a grocery store, service station or pharmacy. She stated the types of businesses which did not generate late hours and loud radios. She stated the area had experience a great deal of vandalism and she felt this type business would only act as a gathering place for criminal activities. Commissioner Yates questioned Mr. Gilliam as to other properties he explored for development of the skate center. Mr. Gilliam stated this was the property he owned and desired to develop. Mr. Gilliam stated he was not constructing a teenage club but a family oriented business. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion failed by a vote of 0 ayes, 11 noes and 0 absent. 9 November 8, 2007 ITEM NO.: F.1 FILE NO.: NAME: Gilliam Short -form PCD LOCATION: Located at 3200 Baseline Road DEVELOPER: James Gilliam 4710 West 12th Street Little Rock, AR 72204 011�\/CVlI�• Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 11.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING ALLOWED USES PROPOSED ZONING R-2, Single-family Single-family Residential PCD PROPOSED USE: Universal Skate Center VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST- The applicant is seeking a rezoning for this site from R-2, Single-family to Planned Commercial Development to allow the construction of a universal skate center on the site. The building is proposed as 226-feet by 96-feet for a total of 21,696 square feet. The parking is proposed within the front yard area of the development with access from Baseline Road. B. EXISTING CONDITIONS: The site is overgrown and is void of trees. The floodway is located along the property's eastern and northern boundary. There is a single-family home and November 8, 2007 SUBDIVISION ITEM NO.: F.1 Cont. FILE NO.: Z-8258 vacant property located to the south of the site. To the west is a vacant industrial building. To the northwest are single-family homes located along Unity Lane and further north are homes located off Mize Road. There is an approved PCD located on the northwest corner of Unity Lane and Baseline Road but the business is no longer in operation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Upper Baseline Neighborhood Association has called staff indicating opposition to the proposed request. All owners of property located within 200 feet of the proposed site along with the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress and all residents, who could be identified, located within 300 feet of the proposed development were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. Provide site plan showing proposed access, parking locations, proposed structure in relation to the property lines, floodplain, floodway and Baseline Road. 3. All driveways shall be concrete aprons per City Ordinance. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. 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. 7. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2 November 8, 2007 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-8258 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. 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. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains located on site. No permanent construction within easements of existing sewer mains. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) and on -site fire protection will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension may be required in order to get adequate fire protection to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 November 8, 2007 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-8258 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow construction of a universal skate center. A land use plan amendment for a change to Commercial is a separate item on this agenda (LU07-14-01). Master Street Plan: Baseline Road is shown as a Principal Arterial on the Master Street Plan with reduced standards. 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 since this is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown proposed on the eastern edge of this property in the Little Fourche Creek floodway. A Class I bikeway is built separate from or alongside a road. 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 Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization goal states: "Encourage commercial zoning on main arterials -- Baseline, Geyer Springs, Scott Hamilton, Hilaro Springs Road." Landscape 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Land Use buffers will be required at six percent of the width (northern perimeter) and depth (eastern and western perimeters) of the property. Buffers are required no less than nine feet and with a maximum depth of fifty feet. The eastern and western perimeters will require a 24-foot buffer with 70 percent of the area remaining undisturbed. The buffer along the northern perimeter is required to be 22.8 feet with seventy percent of the area to remain undisturbed. 3. Street buffers are required at six percent of the depth of the property or a depth of 22.8 feet and in no case less than half along Baseline Road. 4. An automatic irrigation system to water landscaped areas will be required. 10 November 8, 2007 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-8258 5. 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. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant provide a site plan detailing the proposed parking layout, areas designated for landscaping, any proposed fencing and the location of any proposed dumpster facilities. Public Works comments were addressed. Staff stated Baseline Road was classified on the Master Street Plan as a principal arterial and dedication of right of way 45-feet from centerline would be required. Staff also requested the applicant provide the location of the floodway and floodplain on the proposed site plan. Staff noted a grading permit would be required prior to any development of the site. Landscaping comments were addressed. Staff stated the site was located adjacent to residentially zoned or used property. Staff stated the buffer ordinance would require a minimum of six percent of the depth of the property would be required as the land use buffer along the northern perimeter and a minimum of 70 percent of this area was to remain undisturbed. Staff stated the eastern and western perimeters would also require the placement of a land use buffer at a minimum of six percent of the width of the property. Staff stated the minimum width of the buffer was nine feet and the maximum width of the buffer was fifty feet. 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 September 6, 2007, Subdivision Committee meeting. The applicant has provided a site plan detailing the proposed parking layout, areas designated for landscaping, any proposed fencing and the location of any proposed dumpster facilities. The applicant has also indicated right of way per the Master Street Plan will be provided. l: November 8, 2007 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-8258 The plan includes the construction of a universal skate center constructed of a pre-engineered metal building with a total of 21,696 square feet of gross floor area. The site plan includes the placement of 70 parking spaces. The maximum building height proposed is 24-feet. The site plan indicates the placement of a nine foot landscape strip along the western perimeter, adjacent to the industrial building, for the first two hundred feet. The buffer is then increased to 50-feet. The southern portion of the buffer will not be maintained as an undisturbed buffer since the site is located adjacent to a non-residential use. The area where the site abuts vacant and residential uses the area will be maintained as required by the typical minimum ordinance standard. The land use buffer along the eastern and northern perimeters are more than adequate to meet the typical minimum ordinance requirements. The site plan indicates the placement of a twenty-eight foot street buffer. The indicated street buffer is more than adequate to meet the typical minimum ordinance requirement. The site plan indicates the placement of building landscaping and landscaping within the parking lot area per the Landscape Ordinance requirements. The applicant has indicated the placement of a dumpster facility along the western perimeter of the site. The dumpster has been located near the non- residential activity located to the west of the site. A note on the site plan indicates the dumpster will be screened per the typical minimum ordinance requirements. Staff recommends the dumpster be relocated to the eastern side of the property to lessen the impact on the single-family homes located to the northwest of the site. The hours of service have not been limited. Staff recommends the hours of dumpster service be limited to daylight hours. The site plan indicates the placement of a single sign within the front landscaped area. The sign is proposed with a maximum height of 16-feet and a maximum sign area of 80 square feet. The signage is less than typically allowed in commercial zones. The site plan indicates the placement of 70 parking spaces. Typical minimum parking required for lodges, halls, exhibition halls, clubs and similar places of public assembly is one space per one hundred square feet of gross floor area. Parking for general business and retail sales is one space per 300 square feet of gross floor area up to 10,000 square feet and for structures above 10,000 square feet and up to 20,000 square feet ninety five percent of the parking requirement and 20,000 to 30,000 square feet is 90 percent of the requirement. Based on these two scenarios a total of 216 parking spaces would be required for public assembly and 68 parking spaces would be required for commercial uses. Staff is supportive of the parking as proposed. Staff does not feel the proposed use will generate the traffic requiring parking as required for public assembly. Staff feels the current parking is controlled and has the ability to be policed by the owner to eliminate any potential for loitering. The revised site plan indicates the placement of two drive locations along Baseline Road. Staff is not supportive of the indicated driveway configuration. N November 8, 2007 SUBDIVISION ITEM NO.: F.1 (Cont. FILE NO.: Z-8258 On principal arterial streets, driveways must be spaced at least 300 feet from other driveways or intersections and 150 feet from the property line. The western driveway must be removed due to its distance from Unity Lane and the property line. Due to the floodway, this property is allowed only one driveway that is a maximum 36 feet wide. Staff recommends the drive be relocated to the center of the site allowing a single access to the site. The applicant has indicated the building will be sound proofed with a high performance acoustic insulation. Barrier Ultra-dBtm is a noise reduction sound insulation product. The material controls sound across a broad spectrum. The material will be installed to prevent the sound from being audible on the exterior of the building. The floodway is shown to be on this property and to the east. In accordance with Section 31-2176, 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. The revised site plan has not indicated the dedication of easements nor indicated the location of the floodway. Staff recommends the applicant provide the location of the floodway on the site plan. Staff is supportive of the request for the development of the property. The applicant is proposing the construction of a new commercial building on the site to offer recreational opportunities for the area residents and the population as a whole. The site is located on an arterial roadway and adjacent to an industrial use. The uses to the west of the site are primarily non-residential uses fronting Baseline Road with a commercial node located at the intersection of Baseline Road and Scott Hamilton/Hilaro Springs Road. The applicant is indicated screening and buffering to project the residential uses located to the northwest. Although staff is supportive of the request there are a number of site plan issues related to the site plan in need of addressing prior to staff providing support of the request. STAFF RECOMMENDATIONS: Staff recommends denial of the request as currently proposed. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant was seeking a deferral of the item to the November 8, 2007, public hearing to allow additional time to resolve issues raised by staff concerning the site plan as proposed. Staff stated they were supportive of the deferral request There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 7 November 8, 2007 SUBDIVISION ITEM NO.: F.1 Cont.) FILE NO.: Z-8258 STAFF UPDATE: (NOVEMBER 8, 2007) The applicant submitted a revised site plan to staff addressing staff's previous concerns related to the driveway locations, easement and depiction of the floodway, location of the dumpster and the hours of service of the proposed dumpster. The dumpster has been relocated to the eastern perimeter of the site. A note is included on the site plan which states the dumpster will be screened per the typical minimum ordinance requirements. The hours of dumpster service will be limited to daylight hours. The revised plan eliminates one of the proposed drives along Baseline Road and centers the drive as recommended by staff. The drive does not exceed the 36-foot maximum driveway width as required by ordinance. Staff is supportive of the request. As indicated previously, the site is located on an arterial roadway and adjacent to an industrial use. The uses to the west of the site are primarily non-residential uses fronting Baseline Road with a commercial node located at the intersection of Baseline Road and Scott Hamilton/Hilaro Springs Road. Screening and buffering have been provided in excess of the typical minimum ordinance standards along the western and northern perimeters to offer protection the adjoining single-family homes and neighborhood. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) Mr. James Gilliam was present. There were registered objectors present. Staff presented the item stating the applicant had addressed their previous concerns and they were now in support of the application request. Mr. James Gilliam addressed the Commission on the merits of his request. He stated he desired to develop the property with a family oriented business which would be an asset to the community. He stated he would allow the opposition to speak and he would then address the Commission addressing their concerns. Ms. Pat Gee addressed the Commission in opposition of the request. She stated she was Vice President of Southwest Little Rock United for Progress and President of the Upper Baseline Neighborhood Association and both of which had voted unanimously to oppose the development. She stated the neighborhood desired businesses which November 8, 2007 SUBDIVISION ITEM NO.: F.1 (Cont.) FILE NO.: Z-8258 would benefit the community and provide services to the community. She stated the skate center was located very near residential homes. She stated the applicant had not provided the hours of operation for the development nor provided information concerning sound proofing. She stated the area was presently served by a skate .center which offered dancing on one night, skating on another and was offered for private functions. She stated the neighborhood did not need another business of this type. Mr. Allen Wells addressed the Commission in opposition. He stated his home was located across Baseline from the proposed development. He stated the noise and activity would impact him directly. He stated the site was located within the floodway of the City. He stated illegal filling had taken place on the site in the past. He stated a dozer was located on the site and had been for almost a year. He stated he confronted the individuals filling the site last year and was told they had permission to do so but he could not find anyone with the City who had given the developer a permit to fill in the floodway. Ms. Nan Howard addressed the Commission in opposition of the request. She stated her home was located on Hogan Drive and she had lived in the area for 43 years. She stated the neighborhood had concerns with flooding and the activities which would take place on the site. She requested the Commission deny the request. Mr. Lumas Kendrick Sr. addressed the Commission in opposition of the request. He stated his property was located to the north of the site. He stated if this developer was allowed to fill in the floodway he desired to do so as well. Ms. August Ward addressed the Commission in opposition of the request. She stated the area had a number of uses which were less than desirable. She stated the neighborhood had worked hard with the police and the City staff to eliminate these negative uses and felt the addition of a skate center would not be a positive addition to the neighborhood. She stated the neighborhood had two pawn shops and she felt there was a direct relation to the pawn shops and the number of break ins the neighborhood had experienced. Mr. Gilliam stated his desire was a family oriented business. He stated he was unsure of the hours of operation but felt the business would close by midnight on most evenings. He stated there were a few times a year skate clubs would want to use the facility later than midnight. He stated the site contained ample parking to serve the needs. He stated there would be an off duty police officer on site during operational hours to police the parking lot. He stated he could control the activities on his parking lot but he could not control the activities on Baseline Road. The Commission questioned Ms. Gee as to the types of businesses the area would like to see develop. She stated a grocery store, service station or pharmacy. She stated 9 November 8, 2007 SUBDIVISION ITEM NO.: F.1 FILE NO.: Z-8258 the types of businesses which did not generate late hours and loud radios. She stated the area had experience a great deal of vandalism and she felt this type business would only act as a gathering place for criminal activities. Commissioner Yates questioned Mr. Gilliam as to other properties he explored for development of the skate center. Mr. Gilliam stated this was the property he owned and desired to develop. Mr. Gilliam stated he was not constructing a teenage club but a family oriented business. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion failed by a vote of 0 ayes, 11 noes and 0 absent. We ITEM NO.: 12.1. Z-8258 NAME: Gilliam Short -form PCD LOCATION: located at 3200 Baseline 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 September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. Provide the days and hours of operation for the proposed development. 3. Provide details of how the sound will not spill from the building and adversely impact the adjoining residents. 4. Provide details of the proposed facility activities. Will the facility only be used as a skating facility or will other activities take place on the site? Is the facility for ice or roller skating? 5. Provide the location of the proposed dumpster facility. 6. Will food service be offered from the site? If so provide details of the proposed food service to be offered. 7. Provide the proposed building construction materials including the total height of the proposed building. 8. Is any fencing proposed along the perimeter of the site? If so provide details of the proposed fencing material (wood, metal, chain link) and the location of the proposed fencing. 9. Provide the proposed parking layout and the proposed construction materials of the proposed parking lot. 10. Provide the location of the proposed landscaped areas. 11. Provide details of the proposed signage including ground mounted and building signage. Provide the location, the total height and area of the ground mounted signage. Provide the total percentage of the fagade area of the building signage. Variance/Waivers: None requested. Public Works Conditions: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. Provide site plan showing proposed access, parking locations, proposed structure in relation to the property lines, floodplain, floodway and Baseline Road. 3. All driveways shall be concrete aprons per City Ordinance. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Item # 12.1. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. 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. 7. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10.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. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Utilities and Fire Department/County Planning: Wastewater: Existing sewer mains located on site. No permanent construction within easements of existing sewer mains. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : 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 regarding the size and location of the water meter. Additional fire hydrant(s) and on -site fire protection will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A water main extension may be required in order to get adequate fire protection to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant Item # 12.1. has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow construction of a universal skate center. A land use plan amendment for a change to Commercial is a separate item on this agenda (LU07-14-01). Master Street Plan: Plan with reduced through traffic urbanized areas Baseline Road is shown as a Principal Arterial on the Master Street standards. The primary function of a Principal Arterial is to serve and to connect major traffic generators or activity centers within . Entrances and exits should be limited to minimize negative effects of traffic and pedestrians since this is a Principal Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown proposed on the eastern edge of this property in the Little Fourche Creek floodway. A Class I bikeway is built separate from or alongside a road. 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 Upper Baseline Neighborhood Action Plan. The Neighborhood and Housing Revitalization goal states: "Encourage commercial zoning on main arterials -- Baseline, Geyer Springs, Scott Hamilton, Hilaro Springs Road." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The site plan submitted is not detailed enough for a full review. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 12, 2007. Item # 12.1.