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HomeMy WebLinkAboutS-1415-C Staff AnalysisMarch 1, 2007 ITEM NO.: 2 NAME: Bowman Kanis Retail Center Preliminary Plat FILE NO.: S-1415-C LOCATION: Located on the Northwest corner of Kanis and Bowman Roads DEVELOPER: USA Drug 3017 North Midland Drive Pine Bluff, AR 71603 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 13.9 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 7 FT. NEW STREET: 0 C-3, General Commercial District, with conditions and PCD 18 — Ellis Mountain Planning District 42.10 VARIANCESM/AIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the plat area with the development of the first lot. 2. A variance from the Land Alteration Ordinance to allow an increased cut slope along the western property line up to 40 feet vertical. 3. A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. (Section 31-231) BACKGROUND: On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850 rezoning an 11.25-acre tract to 0-3 and C-3 on the northwest corner of Kanis and Bowman Roads. The proposal included the development of the site with a 300 foot by 150 foot no build area at the intersection of Kanis and Bowman Roads. The site had limited driveways onto Kanis Road. The eastern drive, located approximately 200-feet west of the Kanis/Bowman Road intersection, was proposed as a right -turn exit only. March 1, 2007 SUBDIVISION ITEM NO.: 2 FILE NO.: S-1415-C The western driveway, located approximately 300 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. The approval also limited the permitted uses to those listed in the "C-2" Shopping Center District. A proposal which included this tract of land was reviewed and approved by the Commission on March 20, 2003, but was not forwarded to the Board of Directors for final action. The applicant proposed to rezone the site from various zoning classifications to PCD to allow the development of a home center on the site. Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis Retail Center Long -form PCD. The applicant proposed a seven -lot plat through the Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and Lot 7 was zoned 0-3, General Office. The applicant proposed a USA Drug to locate on Lot 1 (an allowable use under the C-3 zoning classification) but the building was proposed to be located within the area previously approved as a no -build zone (300-foot by 150-foot). The applicant indicated only one lot would be developed under the proposed development plan and requested Lot 1 be designated with PCD zoning (with C-3 uses as alternative uses) retaining the C-3 and 0-3 zoning on the other six lots. Ordinance No. 19,124 revoked the PCD zoning classification restoring the previously held R-2, 0-3 and C-3 zoning classification. The revocation request was considered by the Little Rock Planning Commission at their May 6, 2004, public hearing and the Little Rock Board of Directors adopted the revocation ordinance at their June 15, 2004, public hearing. On October 7, 2004, a site plan review was approved by the Planning Commission to allow the construction of a 16,500 square foot retail building along with 117 parking spaces. Four gas pumps and a kiosk were proposed necessitating the site plan review process. The site plan included the placement of a 300-foot by 150-foot "no build area" as required per the zoning. On January 5, 2006, the Commission approved two requests for the 11.85-acre tract. One request allowed the rezoning of a portion of the site to PCD and the second to rezone a portion of the site to C-3, with conditions. A two -lot plat was also approved as a part of the development plan. Proposed Lot 1 would remain zoned C-3, with conditions allowing a reduction in the previously imposed no build area. The approval allowed future development to be construct nearer the "hard corner" of Kanis and Bowman Roads. The original approval required a 150-foot by 300-foot no build area and the rezoning reduced the no build area to 90-feet by 200-feet. The Board of Directors approved this request by the adoption of Ordinance No. 19,477 on February 7, 2006. K March 1, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) _ FILE NO.: S-1415-C Lot 2 was rezoned from R-2, 0-3 and C-3 to PCD. Lot 2 was proposed for the development with a retail shopping center containing 123,860 square feet and a total of 617 parking spaces. The Board of Directors adopted Ordinance No. 19,479 on February 7, 2006, establishing Bowman Kanis Retail Center Long -form PCD. A. PROPOSAL/REQUEST: The applicant is seeking approval of a preliminary plat for this site to allow the creation of a seven lot plat with shared driveways and a common access easement on the common lot line of Lots 2 and 3 and the common lot line of Lots 3, 4 and 5. The driveways will allow access to Lot 6, a lot being created without public street frontage. Lot 6 will require a variance from the Subdivision Ordinance (Section 31-231) to allow the creation of a lot without public street frontage. Private agreements will be made between the various lots owners to provide cross access and parking within the development. The request includes a variance from the Land Alteration Ordinance to allow advanced grading of the plat area with the development of the first lot and a variance from the Land Alteration Ordinance to allow an increased cut slope along the western property line up to 40 feet vertical. As separate items on this agenda the applicant is requesting a revocation of the current PCD zoning (Z-6554-E) and a rezoning request (Z-6554-F) from R-2, 0-3 and C-3 to C-3 and 0-3. B. EXISTING CONDITIONS: The property is located in an area of mixed zoning and extremely varied uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an office/warehouselretail center. The C-3 and PCD zoned properties to the south; contain a variety of uses including offices, office/warehouse and mini -warehouses. The area to the west of the site is vacant and currently zoned POD. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site, the John Barrow Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the public hearing. 3 March 1, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1415-C D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as minor arterials. A dedication of right-of-way 45 feet from centerline will be required for each street. At minor arterial intersections, an additional 10 feet of right-of-way measured from the centerline of the right-of-way, for a right turn lane shall be dedicated. This additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Bowman Road and Kanis Road. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalk with the planned development. The street improvements shown on the plan appear to be acceptable. Dual left turn lanes are required to be provided at the intersection on Kanis Road and Bowman Road each providing at least 150 feet for vehicle stacking. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. A variance is required to be approved by the Planning Commission since the height of proposed cut exceeds the 30-foot cut/fill limit as required by the Land Alteration Regulations. The proposed cut is shown to be about 40 feet with 4 natural rock terraces or 3 block retaining walls. Per the Land Alteration Regulations, evergreen plants are required to be planted along the flat portion of the terrace. 6. 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) 379-1817 (Derrick Bergfield). 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The northern driveway on Bowman Road creates left turn conflicts with the Creekwood Plaza driveway across the street and must 2 March 1, 2007 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1415-C E be relocated. The minimum driveway spacing on minor arterial streets is 300 feet. 10. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 13. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The western driveway on Kanis Road creates left turn conflicts with Cherrybrook Drive and must be moved. The minimum driveway spacing on minor arterial streets is 300 feet. 14. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 15. Provide a sketch grading and drainage plan for this site. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement for Lot 6. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entemy: Easements are required along South Bowman Road. Contact Entergy for additional information concerning the total width of the easement required. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension, on -site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of 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 systems. This development will have minor impact on existing water distribution 5 March 1, 2007 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1415-C 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. Countv Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were three separate items associated with the request on the Commission's agenda. Staff stated the items were a revocation, a rezoning and a preliminary plat request. Staff noted there were a few outstanding issues associated with the request. Staff stated Lots 3 and 4 should indicate the previously zoned no build area of 90-feet by 200-feet. Public Works comments were addressed. Staff stated the proposed driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Staff stated the width of driveway must not exceed 36 feet. Staff stated the northern driveway on Bowman Road created left turn conflicts with the Creekwood Plaza driveway across the street. Staff stated the drive should be relocated to eliminate this conflicting movement. Staff stated the western driveway on Kanis Road created left turn conflicts with Cherrybrook Drive and should also be moved. 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 preliminary plat to staff addressing most of the issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has indicated the no build area as conditioned by the zoning of the site, A March 1, 2007 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1415-C relocated the indicated drive along South Bowman Road and indicated the access and circulation to meet typical minimum ordinance standards. The applicant has not realigned the driveway on Kanis Road to eliminate conflicts with Cherrybrook Drive. Staff indicated previously staff feels the drive should be realigned to eliminate potential conflicts. The applicant is seeking approval of a preliminary plat for this site to allow the creation of a seven lot plat with shared driveways and a common access and utility easements on the common lot line of Lots 2 and 3 and the common lot line of Lots 3, 4 and 5. The driveways will allow access to Lot 6, a lot being created without public street frontage. Lot 6 requires a variance from the Subdivision Ordinance (Section 31-231) to allow the creation of a lot without public street frontage. Private agreements through the Bill of Assurance will be made between the various lots owners to provide cross access and parking within the development. Staff is supportive of the variance request. The development is proposed to create a shopping center environment with multiple uses within the proposed subdivision. The request includes a variance from the Land Alteration Ordinance to allow advanced grading of the plat area with the development of the first lot and a variance from the Land Alteration Ordinance to allow an increased cut slope along the western property line up to 40 feet vertical. Staff is supportive of this variance request. According to the applicant the grading is most practical in this manner to eliminate the need to haul out large amounts of dirt from development of a few of the lots and the haul in dirt for the development of the other lots. Staff is supportive of the applicant's request. There are separate items on this agenda requesting a revocation of the current PCD zoning (Z-6554-E) and a rezoning request (Z-6554-F) from R-2, 0-3 and C-3 to C-3 and 0-3. The site is located at the intersection of two minor arterial streets. Staff feels it is reasonable to create a commercial subdivision at this intersection. At the time of development the access and utility easements will be required to comply with the minimum requirements as stated in Section 31-210(g) Access and Circulation of the Subdivision Ordinance. To staffs knowledge there are no outstanding issues. Staff feels the creation of a commercial and office subdivision at this intersection should have minimal impact on the area and the adjoining properties. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed preliminary plat subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the variance request to allow the creation of a lot without public street frontage. Staff recommends the driveway on Kanis Road be realigned to reduce traffic conflicts with the nearby City street, Cherrybrook Drive. 7 March 1, 2007 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1415-C Staff recommends approval of the variance request from the Land Alteration Ordinance to allow advanced grading of the proposed subdivision with the development of the first lot of the subdivision and the variance request to allow an increased wall height along the western perimeter. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff presented a recommendation of approval of the variance request to allow the creation of a lot without public street frontage. Staff also presented a recommendation the driveway on Kanis Road and Bowman Road be realigned to reduce traffic conflicts with the nearby City streets and adjoining driveways. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow advanced grading of the proposed subdivision with the development of the first lot of the subdivision and the variance request to allow an increased wall height along the western perimeter. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. FILE NO.: S-1415-C NAME: Bowman Kanis Retail Center Preliminary Plat LOCATION: Located on the Northwest corner of Kanis and Bowman Roads DEVELOPER: USA Drug 3017 North Midland Drive Pine Bluff, AR 71603 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 13.9 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 7 FT. NEW STREET: 0 C-3, General Commercial District, with conditions and PCD 18 — Ellis Mountain Planning District 42.10 VARIANCES/WAIVERS REQUES 1. A variance from the Land Alteration Ordinance to allow advanced grading of the plat area with the development of the first lot. 2. A variance from the Land Alteration Ordinance to allow an increased cut slope along the western property line up to 40 feet vertical. 3. A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. (Section 31-231) BACKGROUND: On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850 rezoning an 11.25-acre tract to 0-3 and C-3 on the northwest corner of Kanis and Bowman Roads. The proposal included the development of the site with a 300 foot by 150 foot no build area at the intersection of Kanis and Bowman Roads. The site had limited driveways onto Kanis Road. The eastern drive, located approximately 200-feet west of the Kanis/Bowman Road intersection, was proposed as a right -turn exit only. The western driveway, located approximately 300 feet west of the Kanis/Bowman FILE NO.: S-1415-C (Cont. intersection, was to be a service entrance/exit only. The approval also limited the permitted uses to those listed in the "C-2" Shopping Center District. A proposal which included this tract of land was reviewed and approved by the Commission on March 20, 2003, but was not forwarded to the Board of Directors for final action. The applicant proposed to rezone the site from various zoning classifications to PCD to allow the development of a home center on the site. Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis Retail Center Long -form PCD. The applicant proposed a seven -lot plat through the Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and Lot 7 was zoned 0-3, General Office. The applicant proposed a USA Drug to locate on Lot 1 (an allowable use under the C-3 zoning classification) but the building was proposed to be located within the area previously approved as a no -build zone (300-foot by 150-foot). The applicant indicated only one lot would be developed under the proposed development plan and requested Lot 1 be designated with PCD zoning (with C-3 uses as alternative uses) retaining the C-3 and 0-3 zoning on the other six lots. Ordinance No. 19,124 revoked the PCD zoning classification restoring the previously held R-2, 0-3 and C-3 zoning classification. The revocation request was considered by the Little Rock Planning Commission at their May 6, 2004, public hearing and the Little Rock Board of Directors adopted the revocation ordinance at their June 15, 2004, public hearing. On October 7, 2004, a site plan review was approved by the Planning Commission to allow the construction of a 16,500 square foot retail building along with 117 parking spaces. Four gas pumps and a kiosk were proposed necessitating the site plan review process. The site plan included the placement of a 300-foot by 150-foot "no build area" as required per the zoning. On January 5, 2006, the Commission approved two requests for the 11.85-acre tract. One request allowed the rezoning of a portion of the site to PCD and the second to rezone a portion of the site to C-3, with conditions. A two -lot plat was also approved as a part of the development plan. Proposed Lot 1 would remain zoned C-3, with conditions allowing a reduction in the previously imposed no build area. The approval allowed future development to be construct nearer the "hard corner" of Kanis and Bowman Roads. The original approval required a 150-foot by 300-foot no build area and the rezoning reduced the no build area to 90-feet by 200-feet. The Board of Directors approved this request by the adoption of Ordinance No. 19,477 on February 7, 2006. Lot 2 was rezoned from R-2, 0-3 and C-3 to PCD. Lot 2 was proposed for the development with a retail shopping center containing 123,860 square feet and a total of 617 parking spaces. The Board of Directors adopted Ordinance No. 19,479 on February 7, 2006, establishing Bowman Kanis Retail Center Long -form PCD. 2 FILE NO.: S-1415-C (Cont. A. PROPOSAL/REQUEST: The applicant is seeking approval of a preliminary plat for this site to allow the creation of a seven lot plat with shared driveways and a common access easement on the common lot line of Lots 2 and 3 and the common lot line of Lots 3, 4 and 5. The driveways will allow access to Lot 6, a lot being created without public street frontage. Lot 6 will require a variance from the Subdivision Ordinance (Section 31-231) to allow the creation of a lot without public street frontage. Private agreements will be made between the various lots owners to provide cross access and parking within the development. The request includes a variance from the Land Alteration Ordinance to allow advanced grading of the plat area with the development of the first lot and a variance from the Land Alteration Ordinance to allow an increased cut slope along the western property line up to 40 feet vertical. As separate items on this agenda the applicant is requesting a revocation of the current PCD zoning (Z-6554-E) and a rezoning request (Z-6554-F) from R-2, 0-3 and C-3 to C-3 and 0-3. B. EXISTING CONDITIONS: The property is located in an area of mixed zoning and extremely varied uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an office/warehouse/retail center. The C-3 and PCD zoned properties to the south; contain a variety of uses including offices, office/warehouse and mini -warehouses. The area to the west of the site is vacant and currently zoned POD. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site, the John Barrow Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Kanis Road and Bowman Road are classified on the Master Street Plan as minor arterials. A dedication of right-of-way 45 feet from centerline will be required for each street. At minor arterial intersections, an additional 10 feet of right-of-way measured from the centerline of the right-of-way, for a right turn lane shall be dedicated. This additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. 3 FILE NO.: S-1415-C Cont. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Bowman Road and Kanis Road. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalk with the planned development. The street improvements shown on the plan appear to be acceptable. Dual left turn lanes are required to be provided at the intersection on Kanis Road and Bowman Road each providing at least 150 feet for vehicle stacking. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. A variance is required to be approved by the Planning Commission since the height of proposed cut exceeds the 30-foot cut/fill limit as required by the Land Alteration Regulations. The proposed cut is shown to be about 40 feet with 4 natural rock terraces or 3 block retaining walls. Per the Land Alteration Regulations, evergreen plants are required to be planted along the flat portion of the terrace. 6. 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) 379-1817 (Derrick Bergfield). 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The northern driveway on Bowman Road creates left turn conflicts with the Creekwood Plaza driveway across the street and must be relocated. The minimum driveway spacing on minor arterial streets is 300 feet. 10. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. El FILE NO.: S-1415-C (Cont. 13. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The western driveway on Kanis Road creates left turn conflicts with Cherrybrook Drive and must be moved. The minimum driveway spacing on minor arterial streets is 300 feet. 14. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 15. Provide a sketch grading and drainage plan for this site. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement for Lot 6. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Easements are required along South Bowman Road. Contact Entergy for additional information concerning the total width of the easement required. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension, on -site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of 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 systems. This development will have minor impact on 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: No comment. 5 FILE NO.: S-1415-C Cont.) Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were three separate items associated with the request on the Commission's agenda. Staff stated the items were a revocation, a rezoning and a preliminary plat request. Staff noted there were a few outstanding issues associated with the request. Staff stated Lots 3 and 4 should indicate the previously zoned no build area of 90-feet by 200-feet. Public Works comments were addressed. Staff stated the proposed driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Staff stated the width of driveway must not exceed 36 feet. Staff stated the northern driveway on Bowman Road created left turn conflicts with the Creekwood Plaza driveway across the street. Staff stated the drive should be relocated to eliminate this conflicting movement. Staff stated the western driveway on Kanis Road created left turn conflicts with Cherrybrook Drive and should also be moved. 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 preliminary plat to staff addressing most of the issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has indicated the no Build area as conditioned by the zoning of the site, relocated the indicated drive along South Bowman Road and indicated the access and circulation to meet typical minimum ordinance standards. The applicant has not realigned the driveway on Kanis Road to eliminate conflicts with Cherrybrook Drive. Staff indicated previously staff feels the drive should be realigned to eliminate potential conflicts. The applicant is seeping approval of a preliminary plat for this site to allow the creation of a seven lot plat with shared driveways and a common access and utility easements on the common lot line of Lots 2 and 3 and the common lot line of Lots 3, 4 and 5. The driveways will allow access to Lot 6, a lot being created without public street frontage. Lot 6 requires a variance from the Subdivision Ordinance (Section 31-231) to allow the creation of a lot without public street frontage. Private agreements through the Bill of Assurance will be made between the various lots owners to provide cross access and parking within the development. Staff is supportive of the variance request. The development is proposed to create a shopping center environment with multiple uses within the proposed subdivision. 0 FILE NO.: S-1415-C (Cont. The request includes a variance from the Land Alteration Ordinance to allow advanced grading of the plat area with the development of the first lot and a variance from the Land Alteration Ordinance to allow an increased cut slope along the western property line up to 40 feet vertical. Staff is supportive of this variance request. According to the applicant the grading is most practical in this manner to eliminate the need to haul out large amounts of dirt from development of a few of the lots and the haul in dirt for the development of the other lots. Staff is supportive of the applicant's request. There are separate items on this agenda requesting a revocation of the current PCD zoning (Z-6554-E) and a rezoning request (Z-6554-F) from R-2, 0-3 and C-3 to C-3 and 0-3. The site is located at the intersection of two minor arterial streets. Staff feels it is reasonable to create a commercial subdivision at this intersection. At the time of development the access and utility easements will be required to comply with the minimum requirements as stated in Section 31-210(g) Access and Circulation of the Subdivision Ordinance. To staff's knowledge there are no outstanding issues. Staff feels the creation of a commercial and office subdivision at this intersection should have minimal impact on the area and the adjoining properties. I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed preliminary plat subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the variance request to allow the creation of a lot without public street frontage. Staff recommends the driveway on Kanis Road be realigned to reduce traffic conflicts with the nearby City street, Cherrybrook Drive. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow advanced grading of the proposed subdivision with the development of the first lot of the subdivision and the variance request to allow an increased wall height along the western perimeter. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff presented a recommendation of approval of the variance request to allow the creation of a lot without public street frontage. Staff also presented a recommendation the driveway on Kanis Road and Bowman Road be realigned to reduce traffic conflicts with the nearby City streets and adjoining driveways. Staff presented a recommendation of approval of the variance request from the Land 7 FILE NO.: S-1415-C (Cont. Alteration Ordinance to allow advanced grading of the proposed subdivision with the development of the first lot of the subdivision and the variance request to allow an increased wall height along the western perimeter. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. ITEM NO.: 2, 5-1415-C NAME: Bowman Kanis Retail Center Preliminary Plat LOCATION: located on the Northwest corner of Kanis and Bowman Roads Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. Verify general note #8. 3. Provide the source of title of the landowner in the general notes section of the proposed preliminary plat. 4. General Notes 1, 2, 3, 4, 5 and 6 should be removed from the proposed preliminary plat. Notes 7 — 12 should be added to the Public Works Notes. 5. Lots 3 and 4 should be indicated with the previously zoned no build area (90-feet by 200-feet). 6. Provide a phasing plan for the development and final platting of the lots. 7. Provide an executed affidavit. Variance/Waivers: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the plat area with the development of the first lot. 2. A variance from the Land Alteration Ordinance to allow an increased cut slope along the western property line up to 40 feet vertical. 3. A variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. (Section 31-231) Public Works Conditions: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as minor arterials. A dedication of right-of-way 45 feet from centerline will be required for each street. At minor arterial intersections, an additional 10 feet of right-of-way measured from the centerline of the right-of-way, for a right turn lane shall be dedicated. This additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Bowman Road and Kanis Road. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalk with the planned development. The street improvements shown on the plan appear to be acceptable. Dual left turn lanes are required to be provided at the Item # 2 intersection on Kanis Road and Bowman Road each providing at least 150 feet for vehicle stacking. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. A variance is required to be approved by the Planning Commission since the height of proposed cut exceeds the 30-foot cut/fill limit as required by the Land Alteration Regulations. The proposed cut is shown to be about 40 feet with 4 natural rock terraces or 3 block retaining walls. Per the Land Alteration Regulations, evergreen plants are required to be planted along the flat portion of the terrace. 6. 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) 379-1817 (Derrick Bergfield). 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The northern driveway on Bowman Road creates left turn conflicts with the Creekwood Plaza driveway across the street and must be relocated. The minimum driveway spacing on minor arterial streets is 300 feet. 10. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 11. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 13. Driveway locations and widths must meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The western driveway on Kanis Road creates left turn conflicts with Cherrybrook Drive and must be moved. The minimum driveway spacing on minor arterial streets is 300 feet. 14. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. 15. Provide a sketch grading and drainage plan for this site. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easement for Lot 6. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Easements are required along South Bowman Road. Contact Entergy for additional information concerning the total width of the easement required. Center -Point Energy: Approved as submitted. Item # 2 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. A water main extension, on -site fire line(s) and additional fire hydrant(s) will be required in order to provide service to this property. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of 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 systems. This development will have minor impact on 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: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 2