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HomeMy WebLinkAboutZ-8262 Staff AnalysisFILE NO.: Z-8262 NAME: Rowan Village Long -form PCD LOCATION: Located on Aldersgate and South Shackleford Road DEVELOPER: Rowan Development LLC 641 Old Hickory Blvd. Brentwood, TN 37027 ENGINEER: Crafton, Tull, Sparks and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 21.946 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot MF-12 Multi -family 12 units per acre PCD FT. NEW STREET: 0 LF Single-family, Multi -family, Office and Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of this 22 acre tract of land for a mixed use development. The property is currently zoned MF-12 and is undeveloped. The desire is to develop the property in three phases. The first phase consists of five lots with commercial development proposed located along Shackleford Road. The Phase II portion of the development consists of residential townhouse units and the third phase will consist of 30 lots for single-family residences. The proposed uses for the commercial lots are those allowed in C-3, General Commercial District excluding the following listed uses: FILE NO.: Z-8262 (Cont. Bar, lounge or tavern (except as part of a restaurant or hotel use), Cabinet or woodwork shop, College dormitory, College fraternity or sorority, 24-hour community welfare or health center, Feed store, Group care facility, Lodge or fraternal organization, Mortuary or funeral home, Pawnshop, Private club with dining or bar service, Recycling facility, automated, Taxidermist, Ambulance service post, Bus station and terminal, Crematorium, Upholstery shop, furniture, Upholstery shop, auto, Appliance repair, excepting as part of a larger use, Auto glass or muffler shop, excepting as part of a larger use, Beverage store, excepting on primarily marketing wine and/or fine liquor, Parking, commercial lot or garage, Drive-in theater. Auto parts, sales with limited motor vehicle parts installation shall be limited to Lots 2 or 3 provided that buildings shall be no closer than 200-feet of Camp Aldersgate. Auto repair bay doors shall not face Camp Aldersgate. Service/gas station, convenience store or retail or wholesale fuel outlet shall not be located within 200-feet of Camp Aldergate. The use of outdoor speakers or sound amplification systems shall be prohibited on the property except for one-half hour before and after the owner's or occupant's hours of being open to the general public. The operation of any such speaker and system is limited to those that do not emit sound that is plainly audible from Camp Aldersgate or a distance of 200 feet or more from the source of such sound. The Phase II townhouses will be attached structures three stories in height with garages. The Phase III single-family residences will be on lots which average 50-feet in width by 100-feet in depth with an alley system for rear loading garages. Buffers of existing and enhanced vegetation will be preserved between the development and Camp Aldersgate as well as adjacent to the skilled nursing facility to the east. As a part of the application process the applicant is seeking an amendment to the City's Future Land Use Plan (LU07-11-03) and an amendment to the Master Street Plan (MSP 07-01) both as separate items on this agenda. The amendment to the Land Use Plan would reclassify the property from the present Multi Family, Office and Parks Open/Space to Mixed Use. The Master Street Plan amendment would remove a proposed Collector Street presently indicated for Aldersgate Road connecting Kanis Road to Shackleford Road. The applicant is proposing to dedicate a 60-foot right of way for the purpose of constructing and dedicating to the City a 36-foot wide collector street off of Shackleford Road which will loop through the property and extend east to provide access to the single-family subdivision. The northernmost connection with Shackleford Road will align with the controlled intersection being built as part of the Shackleford Crossing Shopping Center development. The southern connection will align with Old Shackleford Road. The single-family subdivision will be served by private streets. An emergency access route from the end of Aldersgate Road to the collector street will also be 2 FILE NO.: Z-8262 (Cont. provided. The terminus of Aldersgate Road which currently dead ends at a barricade will be constructed to a cul-de-sac by the applicant. A single development sign will be erected on Shackleford Road. The sign will be a pylon sign with an overall dimension of 8-feet in width by 18-feet in height. B. EXISTING CONDITION The site is a wooded site located on the east side of Shackleford Road near the intersection with Old Shackleford Road. To the east of the site is Good Shepard Residential facilities with the skilled care nursing facility located along the eastern boundary of the site. To the west, across Shackleford Road, a 100 acre site is being developed as a shopping center development with office uses located along the southern boundary of the development. To the south of the site is vacant office zoned property and Our Way residential development. North of the site is Camp Aldersgate. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the John Barrow Neighborhood Association and all owners of property, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENT PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide at least two (2) street names for the proposed private street and proposed private alleys. For additional information, contact Civil Engineering, David Hathcock, at 371-4808. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5-foot sidewalks with planned development. A pedestrian crossing across Shackleford Road should be located at the south side of the north intersection. 4. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 5. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. i FILE NO.: Z-8262 (Cont. 6. The southern intersection must be moved to align with Old Shackleford Road or placed just on the north side of Old Shackleford Road if needed due to left turn conflicts. The south intersection must be located at a minimum 300 feet from the northern intersection. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. T Turn around must be provided for a WB-30 vehicle attempting to enter private portion of the development. A stacking distance of 30 feet from pavement must also be provided. 8. 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. A variance must be requested if advanced grading is desired with construction not imminent on all portion of the development. 9. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 10. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 11. Contact Traffic Engineering, Nat Banihatti at 379-1818 for proper design of the proposed round -a -bouts. 12. The applicant is desiring to remove the future connection of Aldersgate Road which is a collector street connecting to Shackleford Road as shown on the Master Street Plan. Current traffic counts on Aldersgate Road at the Kanis Road intersection is 3400 vehicles per day. A collector street is designed to handle 5000 vehicles per day. 13. Rowan Village Circle must be constructed to commercial street standards per the Master Street Plan with 5 foot sidewalks on both sides. 14. 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). 15. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 16. Coordinate design of traffic signal upgrade with proposed street improvements. These plans should be forwarded to Traffic Engineering for approval. 17. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 18. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. rd FILE NO.: Z-8262 (Cont. 19. 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. 20. Provide a letter prepared by a registered engineer certifying the sight distance at the south intersection complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main outfall located on site. Easements must be provided on plat and no permanent construction will be allowed within the easements. Sewer main extension required with easements for all lots not presently service by Little Rock Wastewater. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Additional easements are required. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. An existing waterline easement, recorded as document 91-02755 in the office of the Pulaski County Circuit Clerk, should be shown on the plans. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This 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 1-430 Planning District. The Land Use Plan shows Office, Multi Family and Park/Open Space for this 5 FILE NO.: Z-8262 _ (Conti _ property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU07-11-03). Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan and Aldersgate Road is shown as a Collector. These streets 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The applicant is seeking a Master Street Plan amendment as a separate item on this agenda to remove a proposed Collector for Aldersgate Road from Kanis Road to Shackleford Road (MSP07-01). Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal states: "To provide an enhanced climate for home - ownership and new residents in the area." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The site plan has a variety of mixed uses on the site. However, attention needs to be given to maintain sufficient buffering between the uses on the site. 3. The zoning buffer ordinance requires a fifty foot wide (50') street buffer and in no case less than half along South Shackleford Road. 4. The zoning buffer ordinance requires a forty foot (40') land use buffer along the northern perimeter and the southern perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the north, south, and east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and eastern perimeters of the site. A FILE NO.: Z-8262 (Cont. 6. The zoning buffer ordinance requires a fifty foot (50') wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request remaining outstanding. Staff stated the cover letter indicated development of the lots fronting Shackleford Road but no development plans had been indicated for the lots. Staff also questioned the proposed use of tract areas identified on the proposed site plan. Staff requested the applicant provide the lot coverage, the maximum building height and the areas designated for landscaping. Staff also requested the applicant provide the percentage of green space or open space for each of the activities. Public Works comments were addressed. Staff stated the right of way dedication would be from centerline to allow a total dedication of 90-feet. Staff stated the gates indicated for the single-family phase did not allow for proper turning around if a visitor could not enter the site. Staff questioned if advanced grading would be requested for the entire site with the development of the first phase. Staff noted this would require a variance from the Land Alteration Ordinance to allow the advanced grading. Landscaping comments were addressed. Staff stated the land use buffer was calculated by reviewing the entire site and not each individual lot proposed for development. Staff stated the Commission could approve a lesser buffer if they deemed the requested buffer excessive based on the proposed use of the property and the abutting use. 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. I;�_1"T"WIIMM 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 7 FILE NO.: Z-8262 (Cont.) _ has provided the site layout for the commercial lots, the lot coverage, the maximum building height and the areas designated for landscaping. The applicant has also provided the percentage of green space or open space for each of the activities. The development is proposed in three phases with the first phase being the non-residential aspect of the development located adjacent to Shackleford Road. The applicant has indicated five parcels for commercial and office development. The lots are proposed with a maximum building footprint, parking layout and landscaped areas. The maximum building footprint for the structure proposed for Lot 1 is 130 feet by 70 feet or 9,100 square feet. The parking is indicated with 26 parking spaces. The typical minimum parking required for a commercial development would be 30 parking spaces for Lot 1. Lot 2 is indicated with a retail building with approximately 16,800 square feet of space. The site plan indicates the placement of 54 parking spaces. Based on typical minimum parking required for a commercial development 56 parking spaces would be required. The building proposed for Lot 4 has a footprint of 65 feet by 65 feet and 13 parking spaces. Based on typical minimum ordinance requirements 14 spaces would be required. The building on Lot 5 is indicated with a 60 foot by 60 foot building footprint and 35 parking spaces. Based on the typical minimum ordinance requirements 12 spaces would be required. The retail portion of the development is proposed as one story structures with a maximum building height of 27-feet. The applicant has not provided the total open space for the commercial portion of the development. Per the zoning ordinance a minimum of ten percent of the gross planned commercial mixed use development area shall be designated as landscaped open space not to be used for streets or parking. Phase II is the townhouse portion of the development. The townhouses located south of Rowan Village Circle will be three story or 39-feet in height and the townhouses north of Rowan Village Circle will be two story or 30-feet in height. Parking is proposed one the ground floor level of the three story townhouse structures and surface parking is proposed for the two story units. Phase III is the single-family residential portion. The site plan indicates the placement of 30 units on lots with an average lot size of 50 feet by 100 feet. The setbacks proposed are five feet on the sides, five feet on the front and ten feet on the rear. The development will be served by private streets and alleys and is proposed as a gated community. The density proposed for the residential portion of the development is nine units per acre for the townhouse development and eight units per acre for the single- family portion of the development. The total open space for the residential portion, Phases II and III is 104,350 square feet or 38 percent. Two playground areas have been indicated on the site plan. The typical buffer requirements are not being met with the proposed site plan. Although the development is proposed as a Planned Commercial Development, the development is proposed as a mixed use development with the commercial uses located along Shackleford Road, the townhouse residential uses located in the center of the site stepping down to single-family along the east. Along the southeastern perimeter, the single-family portion of the development is located adjacent to property presently zoned MF-12 and being used as duplex housing. FILE NO.: Z-8262 (Cont.) The site plan has indicated a nine foot buffer for this area. The remaining area along the southern perimeter abuts property presently vacant and zoned 0-3, General Office District. The site plan indicates the placement of a nine foot land use buffer in this area as well. A portion of the applicant's site will develop with townhouse residential units and the remaining area is designated for commercial/office development. The site is being reviewed as a single development site thus the zoning buffer ordinance requires a forty foot (40') land use buffer along the southern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. The site plan indicates a 20-foot land use buffer along the northern perimeter. According to the applicant, the indicated buffer has been agreed to between the abutting property owners. Since the site is being reviewed as a single development plan, the zoning buffer ordinance requires a forty foot (40') land use buffer along the northern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. Along the eastern perimeter of the site, adjacent to a nursing home facility, the single-family portion of the site plan indicates the placement of a nine foot land use buffer. The site is being reviewed as a single development plan, therefore the zoning buffer ordinance requires a fifty foot (50') wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. The Shackleford Road street buffer located along the western perimeter has not been indicated. The site is being reviewed as a single development plan, therefore the zoning buffer ordinance requires a fifty foot (50') wide street buffer along Shackleford Road. Screening has not been indicated. The applicant has stated screening will be placed along the single-family portion of the development and potentially along the townhouse development portion of the development. The northern perimeter screening will be placed in accordance with agreements made with the abutting property owner. The dumpsters have been noted on the site plan along with a note indicating the screening. The applicant has indicated the dumpster will be serviced during normal business hours. The following represents a letter received from Camp Aldersgate addressed to Tony Bozynski, Director — Planning and Development: "Since June, 2007, Camp Aldersgate board member, John Baker, and I have met several times with the owner's representatives to review and discuss the owner's proposed development plan of the captioned property adjacent to and immediately south of Camp Aldersgate. Camp Aldersgate and the women's Division of the United Methodist Church agree to support the current proposed Planned Commercial Development of the property as depicted on Exhibit "1" enclosed herewith, subject to the following requirements, in addition to any other requirements imposed by current local, state and federal law and subject to their approval of the owner's landscape plan for the property to be submitted to the City at a later date: 01 FILE NO.: Z-8262 (Cont. Lighting and signage. No freestanding (lighted or unlighted) pole signs in excess of 20-feet will be permitted on the property. The property's parking lot lights shall not exceed 30 feet in height or be directed towards adjoining properties or roadways. The property's parking lot lights shall be full cut off, metal halide fixtures that utilize 400 watt or less horizontal bulbs with flat lenses to control glare and over spill of lighting. No downward lighting fixtures shall be permitted on the property except those specifically designed to light parking areas, service drives, sidewalks, and areas necessary for the protection of persons or property, and none shall exceed, the height or foot-candle specifications of the property's parking lot lights. Signage for the remaining portions of the property shall comply with Section 36-346(f) and 36-347 of the Little Rock Code as currently enacted. The property's northern most out parcel shall contain no building mounted signage facing north or northeast. 2. Use Restrictions. Owner agrees to place certain restrictions on the property prohibiting certain uses thereon, with said use restrictions being attached as Attachment "A". This requirement shall also apply if owner elected to self develop any of the property. 3. Security Fencing. So as to ensure continued perimeter security and buffering, the owner agrees to install and maintain a black chain -link security fence (the "Fence") at least 8 feet in height along the dividing line between the property and Camp Aldersgate's property. 4. Noise Pollution. Use of outdoor speakers or sound amplification systems shall be strictly prohibited on the property except for Y2 hour before and after the user's hours of being open to the general public. The operation of any such speaker or sound amplification system is limited to those that do not emit sound that is plainly audible from the dividing line between the property and Camp Aldersgate's property. 5. Master Street Plan Amendments. Owner is aware Camp Aldersgate and others may at some future time attempt to remove Aldersgate Road as a designated collector street from the City of Little Rock's Master Street Plan or to reclassify Aldersgate Road to a street with a lesser design capacity. Owner has no objection to any attempt to remove Aldersgate Road as a designated collector street from the City of Little Rock's Master Street Plan or to any attempt to reclassify Aldersgate Road to a street with a lesser design capacity. 10 FILE NO.: Z-8262 (Cont. 6. Legal Matters and Continuing Cooperation. As to the items in enumerated paragraphs One (1), two (2), and four (4) above, owner agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be part of the land for future uses and will file said declaration as part of the public record prior to its request for a Certificate of Occupancy for any building on the property. Approval of said declaration shall not be unreasonably withheld. Owner covenants that in connection with Camp Aldersgate's Executive Director of any change in status of development at the property to the extent that such development touches or impacts Camp Aldersgate. Owner shall provide reasonable prior notice of the commencement of excavation be given to the Executive Director in order that any necessary on -site preparations be made at Camp Aldersgate. The provisions of this letter shall be incorporated into (1) the final plan of development and the zoning ordinance amendments approved by the City of Little Rock and (2) any site plans or building plans to be approved by the City of Little Rock for any parcel within the property. The enumerated restrictions above shall automatically terminate in the event either Camp Aldersgate is no longer owner by the Women's Division of the United Methodist Church or other 501(c)(3) non-profit corporation or its property is no longer used for charitable purposes. Signed by the Executive Director of Camp Aldersgate and a representative of the Women's Division of the United Methodist Church." Attachment "A" Excluded Uses from Property a. Bar, lounge or tavern b. Cabinet and woodwork shop c. College dormitory d. College fraternity or sorority e. 24 hour community welfare or health center f. Feed store g. Group care facility h. Lodge or fraternal organization i. Mortuary or funeral home j. Pawnshop k. Private club with dining or bar service I. Recycling facility, automated m. Taxidermist n. Ambulance service post o. Auto parts sales or new or used auto sales p. Bus station and terminal q. Crematorium 11 FILE NO.: Z-8262 (Cont. r. Upholstery shop, furniture s. Upholstery shop, auto t. Appliance repair, excepting as part of a larger use u. Auto glass or muffler shop, excepting as part of a larger use v. Beverage or liquor store w. Parking, commercial lot or garage x. Service/gas station, convenience store, or retail or wholesale fuel outlet y. Drive-in theater The proposal as requested by the applicant includes the removal of the connection of Aldersage Road with Shackleford Road from the Master Street plan. Staff is supportive of the development as a mixed use development but has concerns with items relating to the Master Street Plan amendment, the buffers indicated and the proposed uses. Staff is not supportive of the removal of the Collector Street from the Master Street Plan but feels, based on the present layout, the proposed development is still workable with the inclusion and construction of the street as required by the Master Street Plan with some minor modifications. The buffers have been significantly less than the current ordinance requirements. The site is being reviewed as a Planned Commercial Development based on the proposed uses of the property. Per the zoning ordinance the intent of the PCD district is to accommodate multiple use developments containing any combination, including multiple combinations of commercial, office or residential uses in a carefully planned configuration is such a manner as to protect and enhance the viability of each independent use. The ordinance states in order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the planning commission shall require landscaping and screening as a part of a PUD or PD. The planning commission in relation to the overall character of the development and its specific location shall determine the nature and extent of screening and landscaping required. In addition perimeter treatment notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of Chapters 15, 21 and 36 of the Little Rock code. Staff has concerns with a number of the listed uses including the allowance of a convenience store with a fuel outlet and the auto parts sales with limited motor vehicle parts installation. Staff feels these uses could potentially impact the adjacent properties and residential uses. Although staff is supportive of the development concept, staff is not supportive of the application as filed. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. 12 FILE NO.: Z-8262 (Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral. There was no further discussion of the item. A motion was made to approve the request for the By-law waiver. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 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) There has been no change in this application request since the previous public hearing. Staff continues to recommend denial of the request based on the site plan and issues related to the Aldergate Road collector connection. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) Staff presented the item. There were no registered objectors present. Staff stated since the Commission had relocated the proposed collector street connection north of this property staff no longer had concerns with the proposed development. Staff stated the applicant had agreed to remove all the auto related activities from the allowable uses listed. Staff stated they had previously raised concerns related to the buffers but they were now supportive of the buffers as indicated. Mr. Frank Riggins addressed the Commission on behalf of the applicant. He stated staff was correct the developers were no longer considering the auto related uses as allowable uses for the site. He stated the development would utilize the uses indicated in the Camp Aldersgate letter as allowable uses for the development. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 recusal (Jeff Yates). 13 November 8, 2007 ITEM NO.: G.2 NAME: Rowan Village Long -form PCD LOCATION: Located on Aldersgate and South Shackleford Road DEVELOPER: Rowan Development LLC 641 Old Hickory Blvd. Brentwood, TN 37027 ENGINEER: Crafton, Tull, Sparks and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 21.946 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: FILE NO.: Z-8262 NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF MF-12 Multi -family 12 units per acre PCD Single-family, Multi -family, Office and Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUES The applicant is seeking a rezoning of this 22 acre tract of land for a mixed use development. The property is currently zoned MF-12 and is undeveloped. The desire is to develop the property in three phases. The first phase consists of five lots with commercial development proposed located along Shackleford Road. The Phase II portion of the development consists of residential townhouse units and the third phase will consist of 30 lots for single-family residences. The proposed uses for the commercial lots are those allowed in C-3, General Commercial District excluding the following listed uses: November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont. FILE NO.: Z Bar, lounge or tavern (except as part of a restaurant or hotel use), Cabinet or woodwork shop, College dormitory, College fraternity or sorority, 24-hour community welfare or health center, Feed store, Group care facility, Lodge or fraternal organization, Mortuary or funeral home, Pawnshop, Private club with dining or bar service, Recycling facility, automated, Taxidermist, Ambulance service post, Bus station and terminal, Crematorium, Upholstery shop, furniture, Upholstery shop, auto, Appliance repair, excepting as part of a larger use, Auto glass or muffler shop, excepting as part of a larger use, Beverage store, excepting on primarily marketing wine and/or fine liquor, Parking, commercial lot or garage, Drive-in theater. Auto parts, sales with limited motor vehicle parts installation shall be limited to Lots 2 or 3 provided that buildings shall be no closer than 200-feet of Camp Aldersgate. Auto repair bay doors shall not face Camp Aldersgate. Service/gas station, convenience store or retail or wholesale fuel outlet shall not be located within 200-feet of Camp Aldergate. The use of outdoor speakers or sound amplification systems shall be prohibited on the property except for one-half hour before and after the owner's or occupant's hours of being open to the general public. The operation of any such speaker and system is limited to those that do not emit sound that is plainly audible from Camp Aldersgate or a distance of 200 feet or more from the source of such sound. The Phase II townhouses will be attached structures three stories in height with garages. The Phase III single-family residences will be on lots which average 50-feet in width by 100-feet in depth with an alley system for rear loading garages. Buffers of existing and enhanced vegetation will be preserved between the development and Camp Aldersgate as well as adjacent to the skilled nursing facility to the east. As a part of the application process the applicant is seeking an amendment to the City's Future Land Use Plan (LU07-11-03) and an amendment to the Master Street Plan (MSP 07-01) both as separate items on this agenda. The amendment to the Land Use Plan would reclassify the property from the present Multi Family, Office and Parks Open/Space to Mixed Use. The Master Street Plan amendment would remove a proposed Collector Street presently indicated for Aldersgate Road connecting Kanis Road to Shackleford Road. The applicant is proposing to dedicate a 60-foot right of way for the purpose of constructing and dedicating to the City a 36-foot wide collector street off of Shackleford Road which will loop through the property and extend east to provide access to the single-family subdivision. The northernmost connection with Shackleford Road will align with the controlled intersection being built as part of the Shackleford Crossing Shopping Center development. The southern connection will align with Old Shackleford Road. 2 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont.) FILE NO.: Z-8262 The single-family subdivision will be served by private streets. An emergency access route from the end of Aldersgate Road to the collector street will also be provided. The terminus of Aldersgate Road which currently dead ends at a barricade will be constructed to a cul-de-sac by the applicant. A single development sign will be erected on Shackleford Road. The sign will be a pylon sign with an overall dimension of 8-feet in width by 18-feet in height. B. EXISTING CONDITIONS: The site is a wooded site located on the east side of Shackleford Road near the intersection with Old Shackleford Road. To the east of the site is Good Shepard Residential facilities with the skilled care nursing facility located along the eastern boundary of the site. To the west, across Shackleford Road, a 100 acre site is being developed as a shopping center development with office uses located along the southern boundary of the development. To the south of the site is vacant office zoned property and Our Way residential development. North of the site is Camp Aldersgate. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the John Barrow Neighborhood Association and all owners of property, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide at least two (2) street names for the proposed private street and proposed private alleys. For additional information, contact Civil Engineering, David Hathcock, at 371-4808. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5-foot sidewalks with planned development. A pedestrian crossing across Shackleford Road should be located at the south side of the north intersection. 4. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 3 November 8, 2007 SUBDIVISION ITEM NO.: G.2 Cont. FILE NO.: Z-8262 5. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 6. The southern intersection must be moved to align with Old Shackleford Road or placed just on the north side of Old Shackleford Road if needed due to left turn conflicts. The south intersection must be located at a minimum 300 feet from the northern intersection. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 7. Turn around must be provided for a WB-30 vehicle attempting to enter private portion of the development. A stacking distance of 30 feet from pavement must also be provided. 8. 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. A variance must be requested if advanced grading is desired with construction not imminent on all portion of the development. 9. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 10. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 11. Contact Traffic Engineering, Nat Banihatti at 379-1818 for proper design of the proposed round -a -bouts. 12. The applicant is desiring to remove the future connection of Aldersgate Road which is a collector street connecting to Shackleford Road as shown on the Master Street Plan. Current traffic counts on Aldersgate Road at the Kanis Road intersection is 3400 vehicles per day. A collector street is designed to handle 5000 vehicles per day. 13. Rowan Village Circle must be constructed to commercial street standards per the Master Street Plan with 5 foot sidewalks on both sides. 14. 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). 15, Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 16. Coordinate design of traffic signal upgrade with proposed street improvements. These plans should be forwarded to Traffic Engineering for approval. 17. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 2 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont.) FILE NO.: Z-8262 18. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 19. 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. 20. Provide a letter prepared by a registered engineer certifying the sight distance at the south intersection complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main outfall located on site. Easements must be provided on plat and no permanent construction will be allowed within the easements. Sewer main extension required with easements for all lots not presently service by Little Rock Wastewater. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Additional easements are required. Contact Entergy for additional information. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. An existing waterline easement, recorded as document 91-02755 in the office of the Pulaski County Circuit Clerk, should be shown on the plans. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This 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. 9 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont. �-14:8-01101WAF: X . CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office, Multi Family and Park/Open Space for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU07-11-03). Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan and Aldersgate Road is shown as a Collector. These streets 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The applicant is seeking a Master Street Plan amendment as a separate item on this agenda to remove a proposed Collector for Aldersgate Road from Kanis Road to Shackleford Road (MSP07-01). Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal states: "To provide an enhanced climate for home - ownership and new residents in the area." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The site plan has a variety of mixed uses on the site. However, attention needs to be given to maintain sufficient buffering between the uses on the site. 3. The zoning buffer ordinance requires a fifty foot wide (50') street buffer and in no case less than half along South Shackleford Road. 0 November 8, 2007 SUBDIVISION ITEM NO.: G_.2 (Cont.) FILE NO.: Z-8262 4. The zoning buffer ordinance requires a forty foot (40') land use buffer along the northern perimeter and the southern perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the north, south, and east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and eastern perimeters of the site. 6. The zoning buffer ordinance requires a fifty foot (50') wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were a number of technical issues associated with the request remaining outstanding. Staff stated the cover letter indicated development of the lots fronting Shackleford Road but no development plans had been indicated for the lots. Staff also questioned the proposed use of tract areas identified on the proposed site plan. Staff requested the applicant provide the lot coverage, the maximum building height and the areas designated for landscaping. Staff also requested the applicant provide the percentage of green space or open space for each of the activities. Public Works comments were addressed. Staff stated the right of way dedication would be from centerline to allow a total dedication of 90-feet. Staff stated the gates indicated for the single-family phase did not allow for proper turning around if a visitor could not enter the site. Staff questioned if advanced grading would be requested for the entire site with the development of the first phase. Staff noted this would require a variance from the Land Alteration Ordinance to allow the advanced grading. Landscaping comments were addressed. calculated by reviewing the entire site and development. Staff stated the Commission Staff stated the land use buffer was not each individual lot proposed for could approve a lesser buffer if they 7 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont. FILE NO.: Z-8262 deemed the requested buffer excessive based on the proposed use of the property and the abutting use. 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 the site layout for the commercial lots, the lot coverage, the maximum building height and the areas designated for landscaping. The applicant has also provided the percentage of green space or open space for each of the activities. The development is proposed in three phases with the first phase being the non-residential aspect of the development located adjacent to Shackleford Road. The applicant has indicated five parcels for commercial and office development. The lots are proposed with a maximum building footprint, parking layout and landscaped areas. The maximum building footprint for the structure proposed for Lot 1 is 130 feet by 70 feet or 9,100 square feet. The parking is indicated with 26 parking spaces. The typical minimum parking required for a commercial development would be 30 parking spaces for Lot 1. Lot 2 is indicated with a retail building with approximately 16,800 square feet of space. The site plan indicates the placement of 54 parking spaces. Based on typical minimum parking required for a commercial development 56 parking spaces would be required. The building proposed for Lot 4 has a footprint of 65 feet by 65 feet and 13 parking spaces. Based on typical minimum ordinance requirements 14 spaces would be required. The building on Lot 5 is indicated with a 60 foot by 60 foot building footprint and 35 parking spaces. Based on the typical minimum ordinance requirements 12 spaces would be required. The retail portion of the development is proposed as one story structures with a maximum building height of 27-feet. The applicant has not provided the total open space for the commercial portion of the development. Per the zoning ordinance a minimum of ten percent of the gross planned commercial mixed use development area shall be designated as landscaped open space not to be used for streets or parking. Phase II is the townhouse portion of the development. The townhouses located south of Rowan Village Circle will be three story or 39-feet in height and the townhouses north of Rowan Village Circle will be two story or 30-feet in height. Parking is proposed one the ground floor level of the three story townhouse structures and surface parking is proposed for the two story units. Phase III is the single-family residential portion. The site plan indicates the placement of 30 units on lots with an average lot size of 50 feet by 100 feet. The setbacks proposed are five feet on the sides, five feet on the front and ten feet on the rear. The development will be served by private streets and alleys and is proposed as a gated community. W November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont.)_ FILE NO.: Z-8262 The density proposed for the residential portion of the development is nine units per acre for the townhouse development and eight units per acre for the single- family portion of the development. The total open space for the residential portion, Phases II and III is 104,350 square feet or 38 percent. Two playground areas have been indicated on the site plan. The typical buffer requirements are not being met with the proposed site plan. Although the development is proposed as a Planned Commercial Development, the development is proposed as a mixed use development with the commercial uses located along Shackleford Road, the townhouse residential uses located in the center of the site stepping down to single-family along the east. Along the southeastern perimeter, the single-family portion of the development is located adjacent to property presently zoned MF-12 and being used as duplex housing. The site plan has indicated a nine foot buffer for this area. The remaining area along the southern perimeter abuts property presently vacant and zoned 0-3, General Office District. The site plan indicates the placement of a nine foot land use buffer in this area as well. A portion of the applicant's site will develop with townhouse residential units and the remaining area is designated for commercial/office development. The site is being reviewed as a single development site thus the zoning buffer ordinance requires a forty foot (40') land use buffer along the southern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. The site plan indicates a 20-foot land use buffer along the northern perimeter. According to the applicant, the indicated buffer has been agreed to between the abutting property owners. Since the site is being reviewed as a single development plan, the zoning buffer ordinance requires a forty foot (40') land use buffer along the northern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. Along the eastern perimeter of the site, adjacent to a nursing home facility, the single-family portion of the site plan indicates the placement of a nine foot land use buffer. The site is being reviewed as a single development plan, therefore the zoning buffer ordinance requires a fifty foot (50') wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. The Shackleford Road street buffer located along the western perimeter has not been indicated. The site is being reviewed as a single development plan, therefore the zoning buffer ordinance requires a fifty foot (50') wide street buffer along Shackleford Road. Screening has not been indicated. The applicant has stated screening will be placed along the single-family portion of the development and potentially along the townhouse development portion of the development. The northern perimeter screening will be placed in accordance with agreements made with the abutting property owner. The dumpsters have been noted on the site plan along with a note indicating the screening. The applicant has indicated the dumpster will be serviced during normal business hours. 9 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont. lal1:11111,12 1iaiAFOQIJa The following represents a letter received from Camp Aldersgate addressed to Tony Bozynski, Director — Planning and Development: "Since June, 2007, Camp Aldersgate board member, John Baker, and I have met several times with the owner's representatives to review and discuss the owner's proposed development plan of the captioned property adjacent to and immediately south of Camp Aldersgate. Camp Aldersgate and the women's Division of the United Methodist Church agree to support the current proposed Planned Commercial Development of the property as depicted on Exhibit 1" enclosed herewith, subject to the following requirements, in addition to any other requirements imposed by current local, state and federal law and subject to their approval of the owner's landscape plan for the property to be submitted to the City at a later date: 1. Lighting and signage. No freestanding (lighted or unlighted) pole signs in excess of 20-feet will be permitted on the property. The property's parking lot lights shall not exceed 30 feet in height or be directed towards adjoining properties or roadways. The property's parking lot lights shall be full cut off, metal halide fixtures that utilize 400 watt or less horizontal bulbs with flat lenses to control glare and over spill of lighting. No downward lighting fixtures shall be permitted on the property except those specifically designed to light parking areas, service drives, sidewalks, and areas necessary for the protection of persons or property, and none shall exceed, the height or foot-candle specifications of the property's parking lot lights. Signage for the remaining portions of the property shall comply with Section 36-346(f) and 36-347 of the Little Rock Code as currently enacted. The property's northern most out parcel shall contain no building mounted signage facing north or northeast. 2. Use Restrictions. Owner agrees to place certain restrictions on the property prohibiting certain uses thereon, with said use restrictions being attached as Attachment "A". This requirement shall also apply if owner elected to self develop any of the property. 3. Security Fencing. So as to ensure continued perimeter security and buffering, the owner agrees to install and maintain a black chain -link security fence (the "Fence") at least 8 feet in height along the dividing line between the property and Camp Aldersgate's property. 4. Noise Pollution. Use of outdoor speakers or sound amplification systems shall be strictly prohibited on the property except for Y2 hour before and after the user's 10 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont.) FILE NO.: Z-8262 hours of being open to the general public. The operation of any such speaker or sound amplification system is limited to those that do not emit sound that is plainly audible from the dividing line between the property and Camp Aldersgate's property. 5. Master Street Plan Amendments. Owner is aware Camp Aldersgate and others may at some future time attempt to remove Aldersgate Road as a designated collector street from the City of Little Rock's Master Street Plan or to reclassify Aldersgate Road to a street with a lesser design capacity. Owner has no objection to any attempt to remove Aldersgate Road as a designated collector street from the City of Little Rock's Master Street Plan or to any attempt to reclassify Aldersgate Road to a street with a lesser design capacity. 6. Legal Matters and Continuing Cooperation. As to the items in enumerated paragraphs One (1), two (2), and four (4) above, owner agrees to provide a declaration of restrictive covenants consistent with the terms of this letter and in a form acceptable to Camp Aldersgate that will be part of the land for future uses and will file said declaration as part of the public record prior to its request for a Certificate of Occupancy for any building on the property. Approval of said declaration shall not be unreasonably withheld. Owner covenants that in connection with Camp Aldersgate's Executive Director of any change in status of development at the property to the extent that such development touches or impacts Camp Aldersgate. Owner shall provide reasonable prior notice of the commencement of excavation be given to the Executive Director in order that any necessary on -site preparations be made at Camp Aldersgate. The provisions of this letter shall be incorporated into (1) the final plan of development and the zoning ordinance amendments approved by the City of Little Rock and (2) any site plans or building plans to be approved by the City of Little Rock for any parcel within the property. The enumerated restrictions above shall automatically terminate in the event either Camp Aldersgate is no longer owner by the Women's Division of the United Methodist Church or other 501(c)(3) non-profit corporation or its property is no longer used for charitable purposes. Signed by the Executive Director of Camp Aldersgate and a representative of the Women's Division of the United Methodist Church." Attachment "A" Excluded Uses from Propert a. Bar, lounge or tavern b. Cabinet and woodwork shop c. College dormitory 11 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont.) FILE NO.: Z-8262 d. College fraternity or sorority e. 24 hour community welfare or health center f. Feed store g. Group care facility h. Lodge or fraternal organization i. Mortuary or funeral home j. Pawnshop k. Private club with dining or bar service I. Recycling facility, automated m. Taxidermist n. Ambulance service post o. Auto parts sales or new or used auto sales p. Bus station and terminal q. Crematorium r. Upholstery shop, furniture s. Upholstery shop, auto t. Appliance repair, excepting as part of a larger use u. Auto glass or muffler shop, excepting as part of a larger use v. Beverage or liquor store w. Parking, commercial lot or garage x. Service/gas station, convenience store, or retail or wholesale fuel outlet y. Drive-in theater The proposal as requested by the applicant includes the removal of the connection of Aldersage Road with Shackleford Road from the Master Street plan. Staff is supportive of the development as a mixed use development but has concerns with items relating to the Master Street Plan amendment, the buffers indicated and the proposed uses. Staff is not supportive of the removal of the Collector Street from the Master Street Plan but feels, based on the present layout, the proposed development is still workable with the inclusion and construction of the street as required by the Master Street Plan with some minor modifications. The buffers have been significantly less than the current ordinance requirements. The site is being reviewed as a Planned Commercial Development based on the proposed uses of the property. Per the zoning ordinance the intent of the PCD district is to accommodate multiple use developments containing any combination, including multiple combinations of commercial, office or residential uses in a carefully planned configuration is such a manner as to protect and enhance the viability of each independent use. The ordinance states in order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the planning commission shall require landscaping and screening as a part of a PUD or PD. The planning commission 12 November 8, 2007 SUBDIVISION ITEM NO.: G.2 (Cont, I�I��i•L��i� in relation to the overall character of the development and its specific location shall determine the nature and extent of screening and landscaping required. In addition perimeter treatment notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of Chapters 15, 21 and 36 of the Little Rock code. Staff has concerns with a number of the listed uses including the allowance of a convenience store with a fuel outlet and the auto parts sales with limited motor vehicle parts installation. Staff feels these uses could potentially impact the adjacent properties and residential uses. Although staff is supportive of the development concept, staff is not supportive of the application as filed. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral. There was no further discussion of the item. A motion was made to approve the request for the By-law waiver. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 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) There has been no change in this application request since the previous public hearing. Staff continues to recommend denial of the request based on the site plan and issues related to the Aldergate Road collector connection. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) Staff presented the item. There were no registered objectors present. Staff stated since the Commission had relocated the proposed collector street connection north of this property staff no longer had concerns with the proposed development. Staff stated the applicant had agreed to remove all the auto related activities from the allowable 1W November 8, 2007 SUBDIVISION TEM NO.: G_2 (Cont. FILE NO.: Z-8262 uses listed. Staff stated they had previously raised concerns related to the buffers but they were now supportive of the buffers as indicated. Mr. Frank Riggins addressed the Commission on behalf of the applicant. He stated staff was correct the developers were no longer considering the auto related uses as allowable uses for the site. He stated the development would utilize the uses indicated in the Camp Aldersgate letter as allowable uses for the development. There was no further discussion of the item. The chair entertained a motion for approval of the item. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 recusal (Jeff Yates). 14 ITEM NO.: 16.2. Z-8262 NAME: Rowan Village Long -form PCD LOCATION: located on Aldersgate and South Shackleford 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 information on a single drawing including the proposed lot layout and the proposed building footprint for the lots. 3. Provide the maximum buildable area for Lots 33 and 34. 4. Provide the proposed building footprint, parking layout and landscaped areas for Lots 1 — 3 if these lots are proposed for development at this time. 5. Provide the purpose of Tract B. Will the entirety of Tract B be maintained as open space? 6. The Planned Development Section of the Zoning Ordinance allows for residential densities to be determined based on the following considerations: The densities of surrounding developments; the densities allowed under the current zoning; the urban development goals and other policies of the comprehensive plan, the topography and character of the natural environment, and the impact of a give density on the specific site and adjacent properties. Residential Unit guidelines are as follows: Single-family four units per gross acre, Zero Lot line patio homes four to six units per acre, Duplex, townhouse six to twelve units per acre, Garden apartment (1 or 2 floor) thirteen to eighteen units per acre, Mid -rise apartments thirteen to eighteen units per acre, High-rise apartment (over six floors) twenty-five units per acre. Provide the proposed residential development type and densities proposed. 7. Provide the proposed lot coverage on the site plan for each of the proposed lots. 8. Provide the maximum building height for each of the proposed structures. 9. Denote on the proposed site plan the location for the proposed landscaping a screening. Include a note of the proposed screening material including the height. 10. A minimum of ten to fifteen percent of the PRD area shall be designated as common usable open space. Single-family, duplex, zero -lot -line and townhouse developments shall have a minimum of 500 square feet of usable private open space per unit. At least fifty percent of the required common usable open space shall conform to the average overall slope within the development. Recreational facilities or structures and their accessory uses located in common areas shall be considered as usable open space as long as the total impervious surfaces such as paving and roofs constitute no more than ten percent of the total open space. A minimum of ten percent of gross planned commercial mixed use district areas or planned office district area shall be designated as landscaped open space not to be used as parking or for streets. Provide the total percentage of common open sace proposed . Item # 16.2. location for storm water detention facilities on the plan. 11. Contact Traffic Engineering, Nat Banihatti at 379-1818 for proper design of the proposed round -a -bouts. 12.The applicant is desiring to remove the future connection of Aldersgate Road which is a collector street connecting to Shackleford Road as shown on the Master Street Plan. Current traffic counts on Aldersgate Road at the Kanis Road intersection is 3400 vehicles per day. A collector street is designed to handle 5000 vehicles per day. 13. Rowan Village Circle must be constructed to commercial street standards per the Master Street Plan with 5 foot sidewalks on both sides. 14. 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). 15. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 16. Coordinate design of traffic signal upgrade with proposed street improvements. These plans should be forwarded to Traffic Engineering for approval. 17.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 18.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 19. 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. 20. Provide a letter prepared by a registered engineer certifying the sight distance at the south intersection complies with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main outfall located on site. Easements must be provided on plat and no permanent construction will be allowed within the easements. Sewer main extension required with easements for all lots not presently service by Little Rock Wastewater. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Additional easements are required. Contact Entergy for additional information. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. An existing waterline easement, recorded as document 91-02755 in the office of the Pulaski County Circuit Clerk, should be shown on the plans. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the Item # 16.2. required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 1-430 Planning District. The Land Use Plan shows Office, Multi Family and Park/Open Space for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (LU07-11-03). Master Street Plan: South Shackleford Road is shown as a Minor Arterial on the Master Street Plan and Aldersgate Road is shown as a Collector. These streets 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. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The applicant is seeking a Master Street Plan amendment as a separate item on this agenda to remove a proposed Collector for Aldersgate Road from Kanis Road to Shackleford Road (MSP07-01). Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal states: "To provide an enhanced climate for home - ownership and new residents in the area." Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The site plan has a variety of mixed uses on the site. However, attention needs to be given to maintain sufficient buffering between the uses on the site. 3. The zoning buffer ordinance requires a fifty foot wide (50') street buffer and in no case less than half along South Shackleford Road. Item # 16.2. 11. Provide a phasing plan, if applicable, for the project. 12. Provide the location for proposed dumpster facilities. Will the hours of service be limited for the garbage collection? If so provide the hours proposed for garbage collection in the general notes section of the site plan. 13. Will the hours of the commercial/office development be limited? If so provide the proposed hours of operation for the non-residential uses in the general notes section of the site plan. 14. Properly delineate the streets and alleys within the single-family portion of the development. 15.The design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 31 of the Little Rock Code. Variance/Waivers: None requested. Public Works Conditions: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide at least two (2) street names for the proposed private street and proposed private alleys. For additional information, contact Civil Engineering, David Hathcock, at 371-4808. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5-foot sidewalks with planned development. A pedestrian crossing across Shackleford Road should be located at the south side of the north intersection. 4. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. 5. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. 6. The southern intersection must be moved to align with Old Shackleford Road or placed just on the north side of Old Shackleford Road if needed due to left turn conflicts. The south intersection must be located at a minimum 300 feet from the northern intersection. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 7. Turn around must be provided for a WB-30 vehicle attempting to enter private portion of the development. A stacking distance of 30 feet from pavement must also be provided. 8. 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. A variance must be requested if advanced grading is desired with construction not imminent on all portion of the development. 9. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 10. Storm water detention ordinance applies to this property. Show the proposed Item # 16.2. 4. The zoning buffer ordinance requires a forty foot (40') land use buffer along the northern perimeter and the southern perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the north, south, and east is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, southern, and eastern perimeters of the site. 6. The zoning buffer ordinance requires a fifty foot (50') wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 12, 2007. Item # 16.2.