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HomeMy WebLinkAboutZ-8752 Staff AnalysisFILE NO.: Z-8752 NAME: Chenal Kanis Storage Long -form PCD LOCATION: Located at 15575 Kanis Road DEVELOPER: R. Graham Smith 13503 Kanis Road Little Rock, AR 72211 ENGINEER: Thomas Engineers 3810 Lookout Road North Little Rock, AR 72116 AREA: 7.63 acres CURRENT ZONING ALLOWED USES PROPOSED ZONIN PROPOSED USE: NUMBER OF LOTS: 8 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF Mini -storage (1 lot — Kanis Rd) and Office (7 lots — Pride Valley Rd) VARIANCESMAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow grading within the Phase II portion of the development with the construction of Phase I 2. A variance from Sections 30-43 and 31-210 to allow the drives on Pride Valley Road as proposed. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PCD, Planned Commercial Development, to allow the development of 7.63 acres with seven (7) small office lots fronting on the existing Pride Valley Road and one (1) large lot fronting Kanis Road which will be developed into a self storage facility in phases. FILE NO.: Z-87 The proposed office lots will be developed on approximately two (2) acres of the overall tract generally according to the 0-1, Quiet Office Zoning District development standards. The request includes the allowance of 0-1, Quiet Office District uses as allowable uses for the office lots. A Bill of Assurance will be filed that will require offices constructed on these office lots to be residential style buildings, all brick with roof pitch not less than 6/12. These seven (7) office lots will be located on Pride Valley Road and gain access to Pride Valley Road by only two (2) drive aprons and each lot will be connected with cross parking and drive easements. These seven (7) residential style office lots will serve as a buffer between the proposed self storage facility and the undeveloped land to the south that is presently shown to become a future medium density residential development. The proposed self storage facility will be developed in phases on the northern most five (5) acres of the tract with access from Kanis Road. Phase One of the self storage facility will be developed similar to an existing self storage facility on Wellington Hills Road which was approved by the City utilizing the POD zoning classification. This facility will also be constructed utilizing a brick fagade and a "residential" style. A lighted monument sign, ornamental metal fencing and electronic access controls will be utilized. The Kanis frontage will be fully developed with an office and on -site manager's residence, green space and the north brick fagade of a single climate controlled storage building. All of the buildings that are visible from Kanis Road will have matching standing seam metal roofs with at least 6/12 pitch. The remainder of the buildings in Phase One will likely not be visible from Kanis Road and will be constructed of fireproof metal materials with low profile roofs and asphalt drives. Each side of the property will be enclosed with a six (6) foot privacy fence. B. EXISTING CONDITION The property has frontage of Kanis Road and Pride Valley Road. The site is heavily wooded. There is a home located on the site accessed from Pride Valley Road. There is a property to the west of this site zoned PCD which was approved for a plant nursery but has since closed. The property to the east is wooded and zoned 0-2, Office and Institutional. Property across Kanis Road is undeveloped and zoned OS, C-3, General Commercial District and 0-2, Office and Institutional District. Property to the southeast, along Pride Valley Road is developed as a single-family subdivision and the area to the south and southwest is undeveloped R-2, Single-family zoned property. Kanis and Pride Valley Roads are unimproved streets with open ditches for drainage. The property is located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The property abuts the City limits along Kanis Road. K FILE NO.: Z-8752 (Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site and the Parkway Place Property Owners Association were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the striped centerline. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from the striped centerline or center of the pavement. 5. 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). 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advanced grade the property without imminent construction? 7. Provide a Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3 FILE NO.: Z-8752 10. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 11. The minimum finish floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 12. A minimum strip 25 feet wide undisturbed except for reasonable access shall be provided along the stream. The 25 foot strip is measured from the top of the bank. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. 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. 15. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway accessing Kanis Road must be located at least 150 feet from the property line. The driveways accessing Pride Valley Road must be located at least 125 feet from the property line and at least 250 feet of spacing between driveways. The width of driveway must not exceed 36 feet. 16. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 17. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 20. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 21. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 22. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After 4 FILE NO.: Z-8752 (Cont. construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The site is outside the service boundary. Sewer service cannot be granted unless annexed into the City of Little Rock or approved by the City Board of Directors to allow sewer service outside the City of Little Rock boundary. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: The site is located outside the City limits of Little Rock but within the planning boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. Place fire hydrants per code. Maintain a minimum access of 20-feet. Contact the Little Rock Fire Department for additional information. 5 FILE NO.: Z-8752 (Cont. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. rks and Recreation: No comment received. F_ ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density (RM) and Park/Open Space (PK/OS) along Rock Creek for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The applicant has applied for a rezoning from R-2 (single family) to PCD (Planned Commercial District) to allow for development of mini -warehousing along Kanis Road and small -lot office along Pride Valley Road. Master Street Plan: Kanis Road is a Minor Arterial and Pride Valley Road is a Collector. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A thirty-foot (30') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. On the lot proposing the mini -storages a sixteen -foot wide (16') land use buffer is required along the eastern and western perimeters of the site; next to the residentially zoned properties. Seventy percent (70%) of these buffers are to remain undisturbed. C: FILE NO.: Z-8752 Cont. 4. A forty-five foot (45') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 5. The zoning ordinance requires a street buffer averaging forty-five feet (45') in width along both Pride Valley Road and along Kanis Road and in no case less than half. Currently, a twenty-five foot (25') wide access easement is shown in this area. The street buffer must be located out of all paved surface areas. 6. 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 eastern and western perimeters of the site. It will be required in all the areas your property is adjoining other property. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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: (March 7, 2012) Mr. Olan Asbury and Mr. Graham Smith were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff stated the site was located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. Staff noted the site was contiguous to the City limits which would allow the applicant to seek annexation. Staff questioned the proposed signage plan, the number of storage units proposed, the building envelopes for the proposed office development and details of any proposed fencing. Public Works comments were addressed. Staff stated right of way dedication for Kanis Road was required at 45-feet from centerline and on Pride Valley Road 30-feet from centerline. Staff stated the stormwater detention ordinance would apply to the development of the site. Staff stated a minimum strip of 25-feet should be provided along the stream. Staff requested the applicant provide the total height of any proposed retaining walls. Staff also stated the driveway located on Kanis Road did not comply with the typical development standards of VA FILE NO.: Z-8752 (Cont. Sections 30-43 and 31-210. Staff noted the driveways on Pride Valley Road also did not comply with the typical development standards. Landscaping comments were addressed. Staff stated a 30-foot land use buffer was required to separate the proposed development from the residentially zoned property to the east and west. Staff stated street buffers along Kanis Road and Pride Valley Road were required at 45-feet. Staff stated an automatic irrigation system to water landscape areas was required prior to development. Staff also stated a landscape plan stamped with the seal of a registered landscape architect would be required at the time of development. 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 and cover letter responding to comments raised at the March 7, 2012, Subdivision Committee meeting. The applicant has indicated they will seek annexation to the City of Little Rock prior to beginning construction of the proposed development. The applicant does not anticipate any retaining walls in excess of 15-feet in height. The driveway on Kanis Road has been relocated to comply with the minimum standards of City ordinances (Sections 30-43 and 31-210). The drives on Pride Valley Road do not comply with the typical development standards for driveway spacing. The drives should be located 250-feet apart and have been indicated at 220-feet. Staff is supportive of the drives as proposed. The applicant has provided the proposed signage plan. The office lots are proposed with individual signs not to exceed four (4) feet in height and thirty-two (32) square feet in area. The building signage for each building is proposed with one wall/fagade sign not to exceed three (3) feet by six (6) feet. The mini -warehouse development is proposed with a ground sign four (4) feet by eight (8) feet and a total sign area of thirty-two (32) square feet. The sign is proposed as double sided and is a LED reader. Brick columns and a brick base is proposed. The height of the columns will not exceed six (6) feet. Building signage is proposed as a flush mounted sign not to exceed 18 square feet in area or (3.0' x 6.0'). The general notes on the site plan indicated Phase 1 of the mini -warehouse development will contain 208 units of which 117 units are conditioned storage and 91 are standard units. The future phase includes 400 units of storage. The number of conditioned units and standards units will be determined on a market demand. The site plan indicates the placement of a dumpster within the mini - warehouse portion of the development. The dumpster will be serviced once weekly during normal business hours. The mini -warehouse development is proposed with 24-hour access via a gated keypad entry. The site plan includes an office and on -site manager's residence. 0 FILE NO., Z-8752 (Cont. The office development is proposed as a small lot suburban office lot development with lots ranging in size from 0.233 to 0.247 acres. The buildings are proposed containing 2,072 square feet. Each of the lots is proposed containing parking seven (7) to nine (9) parking spaces. The road construction to Pride Valley Road is proposed in phases. The Phase I road improvements are proposed adjacent to Lots 3 — 5. Future development of the road will be tied to development of the office lots. The office portion of the development is proposed with a nine (9) foot street buffer along Pride Valley Road. It appears the parking lot can be reduced to sixty (60) feet in width instead of sixty-five (65) feet as presently shown. This will increase the landscape strip and the street buffer width an additional five (5) feet on Pride Valley Road. The land use buffer adjacent to the residentially zoned property along the western perimeter is indicated at a minimum of 15.55-feet on the office portion of the development and 27.95-feet adjacent to the mini -warehouse portion of the development. The area to remain undisturbed adjacent to the mini -warehouse development is 21-feet. The applicant has indicated the screening fence will be placed on the property line. The fence is proposed six (6) feet in height and will be constructed as a good neighbor fence. Staff recommends the proposed fence be located out of all land use buffer areas. With the fence installation tree roots will be damaged and additionally trees will be removed with the installation which reduces the undisturbed buffer area adjacent to the homes. The request includes a variance from the City's Land Alteration Ordinance to allow grading within the Phase II portion of the development with the development of the Phase I portion. In addition there is a variance from Section 29-190(15) which provides details for grading adjacent to a stream. The ordinance states a minimum strip 25-feet wide, undisturbed except for reasonable access, shall be provided along each side of the streams having a ten-year storm of greater than 150 cubic feet per second. The 25-foot strip shall be measured from the top of the bank. An exception to this requirement is allowed where the only work being done on the site is public street construction. The grading and drainage plan shows all stormwater to drain away from the creek and the 25-foot buffer strip. The site plan includes grading within the undisturbed area. Staff recommends to mitigate the grading activities the will applicant plant a minimum of two rows of trees four feet between the rows, staggered not more than 30-feet on centers. The tree planting should be native species. The hardwood trees planted should be a minimum of three inch caliper trees. Staff is not supportive of the request. The site is presently zoned R-2, Single-family and is shown as Residential Medium Density on the City's future land use plan. The zoning pattern in the area has limited the commercial uses more to the west of the creek and nearer the intersection of Kanis Road and Chenal Parkway. Staff has generally felt this area should be maintained as residential or suburban office type uses allowing this area to buffer the more FILE NO.: Z-8752 (Cont. intense uses along the Parkway. The applicant's request is typically allowed as a C-4, Open Display District use. These uses are typically not compatible with single-family. The C-4, Open Display District is typically intended to serve the motoring public and are usually characterized by a high volume of vehicular ingress and egress. The zoning district states the more appropriate locations for these type uses are along heavily traveled major traffic arterials. Staff does not feel this is an appropriate location for a mini -warehouse development. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MARCH 29, 2012) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide proper notice of the public hearing as required by the Commission's By-laws. Staff presented a recommendation of deferral of the item to the April 26, 2012, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (APRIL 26, 2012) Mr. Graham Smith and Mr. Olan Asbury were present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Smith introduced all the persons present representing the request. He stated Mr. Olan Asbury would present the merits of the request. He stated also present were Ernie Peters of Peters and Associates, the traffic engineer and Mr. Thomas Pownall of Pownall Engineering, the Civil Engineer. He stated all were available for questions by the Commission. Mr. Olan Asbury addressed the Commission on the merits of the request. He stated he represented a number of self -storage facilities in the area. He stated the development was proposed as a seven (7) acre mixed use development with office and self storage. He stated the office development was proposed on two (2) of the seven (7) acres. He stated the office lots would be roughly 7,000 square foot lots with a maximum building footprint of 2,000 square feet. He stated the drives on Pride Valley Road were limited to two (2) accesses. He stated the office lots would be developed with cross access and cross parking agreements. Mr. Asbury stated both the office and self storage faciity would be developed in phases. He stated there would be approximately 200 units of self storage developed in the first phases both in conditioned and unconditioned space. 10 FILE NO.: Z-8752 Cont. Mr. Asbury stated self storage facilities were not high volume traffic generators. He stated the low impact of the self storage facility would act as a buffer between the proposed medium density residential along Asbury Road. He stated he felt self storage facilities were mislabeled in the zoning ordinance. He stated seventy percent of the self storage facilities were located in residential areas. He stated the service area for a self storage facility was approximately two (2) miles. He stated the development had received a number of letters in support of the request from area business owners and residents. He stated a self storage facility would not generate near the amount of traffic as a multi -family development or an office development contained within the seven (7) acres. Ms. Ruth Bell of the League of Women Voters addressed the Commission in opposition of the request. She stated her association with self storage facilities did not lend her to believe they were low impact developments or low traffic generators. She stated the long range plan did not include commercial for this area. She stated the request was to rezone the property from R-2, Single-family to a C-4, Open Display District. She stated the rezoning of the property to commercial would have an impact on Pride Valley and Kanis Roads. She stated when the rezoning was being considered for the office property to the south there were a number of residents appearing before the Commission in opposition to the request stating traffic as a concern. She requested the Commission refuse the request. Mr. Asbury responded stating self storage facilities were low impact, low volume traffic generators. He stated there was an area between Kanis Road and the office development to the south shown on the future land use plan as residential medium density. He stated with the existing zoning in the area the area would not develop as residential. He stated the self storage facility would act as a buffer between the existing and future residential uses and the more intense commercial uses on the parkway. There was limited discussion by the Commission on the request. The chair entertained a motion for approval of the item including all staff comments in paragraphs D, E and F of the agenda staff report except that of denial. The motion carried by a vote of 7 ayes, 2 noes and 2 absent. 11 ITEM NO.: 9. Z-8752 NAME: Chenal/Kanis Storage Long -form PCD LOCATION: located at 15575 Kanis Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 14, 2012. The Office of Planning and Development must receive the proof of notice no later than March 23, 2012. 2. Will the property be annexed into the City prior to development? 3. Provide the total number of storage units proposed in Phase I. Will all the units in Phase I be constructed at one time. 4. Provide the number of units proposed for conditioned storage. 5. Will the site have 24-hour access? 6. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster and a note indicating the screening. Will the hours of dumpster service be limited to daylight hours? If so provide a note on the site plan stating the hours of dumpster service. 7. Provide details of the proposed signage plan. Provide the total height and area of the proposed ground sign on Kanis Road. Provide details of the signage proposed for the office lots including the total height and total sign area. 8. Provide details of any proposed building signage. Provide the maximum fagade area proposed for building signage. 9. Unless a building envelope/parking is provided for the future development of the office lots as each lot is developed a review by the Commission and Board of Directors will be required. 10. Provide details of the proposed fencing along the office portion of the development. 11.All site lighting must be low level and directional, directed downward and into the site. Variance/Waivers: None requested. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the striped centerline. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5-foot Item # 9. sidewalks with the planned development. The new back of curb should be located 18 feet from the striped centerline or center of the pavement. 5. 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). 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advanced grade the property without imminent construction? 7. Provide a Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 8. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 11.The minimum finish floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 12.A minimum strip 25 feet wide undisturbed except for reasonable access shall be provided along the stream. The 25 foot strip is measured from the top of the bank. 13. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14.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. 15. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway accessing Kanis Road must be located at least 150 feet from the property line. The driveways accessing Pride Valley Road must be located at least 125 feet from the property line and at least 250 feet of spacing between driveways. The width of driveway must not exceed 36 feet. 16.In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75 feet of the future curb line of the street. 17.Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 20. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 21. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 22. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Item # 9. Utilities and Fire Department/County Planning: Wastewater: The site is outside the service boundary. Sewer service cannot be granted unless annexed into the City of Little Rock or approved by the City Board of Directors to allow sewer service outside the City of Little Rock boundary. Entergy: No comment received. Center -Point Energv: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the item of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: The site is located outside the City limits of Little Rock but within the planning boundary. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the development. Place fire hydrants per code. Maintain a minimum access of 20-feet. 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. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Medium Density (RM) and Park/Open Space (PK/OS) Item # 9. along Rock Creek for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The applicant has applied for a rezoning from R-2 (single family) to PCD (Planned Commercial District) to allow for development of mini -warehousing along Kanis Road and small -lot office along Pride Valley Road. Master Street Plan: Kanis Road is a Minor Arterial and Pride Valley Road is a Collector. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A thirty-foot (30') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. On the lot proposing the mini -storages a sixteen -foot wide (16') land use buffer is required along the eastern and western perimeters of the site; next to the residentially zoned properties. Seventy percent (70%) of these buffers are to remain undisturbed. 4. A forty-five foot (45') wide land use buffer is required to separate this proposed development from the residential property on the eastern and western perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 5. The zoning ordinance requires a street buffer averaging forty-five feet (45') in width along both Pride Valley Road and along Kanis Road and in no case less than half. Currently, a twenty-five foot (25') wide access easement is shown in this area. The street buffer must be located out of all paved surface areas. 6. 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 eastern and western perimeters of the site. It will be required in all the areas your property is adjoining other property. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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. Item # 9. 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, March 14, 2012. Item # 9.