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HomeMy WebLinkAboutpc_08 22 2013sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD AUGUST 22, 2013 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eight (8) members present. II. Members Present: Tom Brock Alan Bubbus Janet Dillon J. T. Ferstl Rebecca Finney Keith Fountain Amy Pierce Bill Rector Members Absent: William Changose Keith Cox Obray Nunnley, Jr. City Attorney: Cindy Dawson III. Approval of the Minutes of the July 11, 2013 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA AUGUST 22, 2013 OLD BUSINESS: Item Number: File Number: Title: A. S-1705 Haw Branch Addition Preliminary Plat, located at 13805 Crystal Valley Road. B. S-590-F EZ Mart Store #607 Subdivision Site Plan Review, located at 11911 Mara Lynn Road. C. S-720-A EZ Mart Store #611 Replat Lot 8 Berkshire Place Commercial Subdivision, located at 11724 Rainwood Road. D. Z-7421-C Mid-town Revised Short-form PCD, located in the 200 Block of North University Avenue. E. Z-8869 Pearl Management Short-form PD-R, located at 324 South Schiller Street. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1706 West Pulaski Volunteer Fire Station District 23 Preliminary Plat – Lot 1 Pinnacle Valley Station, located immediately North of 8501 Pinnacle Valley Road (Northeast corner of Pinnacle Valley Road and Beck Road). Agenda, Page Two II. SITE PLAN REVIEW: Item Number: File Number: Title: 2. S-57-YY LIV Riverdale Subdivision Site Plan Review, located on the Northwest corner of Cedar Hill and Brookwood Roads. 3. S-1707 2317 Willow Springs Road Subdivision Site Plan Review, located at 2317 Willow Springs Road. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 4. Z-1718-A MacArthur Commons Short-form PCD, located in the 400 Block of East Capitol Avenue, between River Market Avenue and Rock Street. 5. Z-2582-A Out in the Woods Apartments Long-form PD-R, located at 9201 Kanis Road. 6. Z-4411-M Pleasant Ridge Towne Center Revised Long-form PCD, located at 11525 Cantrell Road. 7. Z-5703-D Lot 3 Colonel Glenn Business Center Short-form PD-C, located on the Southeast corner of Colonel Glenn Road and Shackleford Road. 8. Z-7622-D Kinnaman Short-form PD-C, located on the Southeast corner of Chenal Parkway and Wellington Village Road. 9. Z-7875-D Taylor Park Lot 57A - 57C Revised Long-form POD, located on the Southwest corner of Kanis Road and Taylor Park Boulevard. 10. Z-7919-D Rock City Marina and Yacht Club Long-form PCD, located North of 3rd Street and East of Bond Street. 11. Z-8194-A TL Addition Short-form PD-R, located on Taylor Loop Road just North of Hinson Road. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 12. Z-8833-A Massey Short-form PCD, located on the East side of Highway 300, just North of Chenal Parkway. 13. Z-8878 Southern Star Concrete, Inc. Long-form PD-I, located at 16101 Alexander Road. 14. Z-8879 Epperson Short-form PD-R, located at 321 North Spruce Street. 15. Z-5845-B Reservoir Flat Addition Short-form PD-R Revocation, located on the East side of Reservoir Road, approx. 0.75 miles North of Rodney Parham Road and 1 mile South of Cantrell Road. IV. OTHER ITEMS: Item Number: File Number: Title: 16. LA-0054 Village at Brodie Creek, Lot 12 Advanced Grading Variance Request, adjacent to Colonel Glenn Plaza Drive north of Colonel Glenn Road. August 22, 2013 ITEM NO.: A FILE NO.: S-1705 NAME: Haw Branch Addition Preliminary Plat LOCATION: Located at 13805 Crystal Valley Road DEVELOPER: Doug Woodall 14996 N. Polk Street Alexander, AR ENGINEER: McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 9.78 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family and PCD PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21 VARIANCE/WAIVERS: 1. A variance from Section 31-232(b) to allow an increased lot depth to width ratio for Lots 2 and 3. 2. A waiver of the required street construction of Crystal Valley Road. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project consists of 10 acres located off Crystal Valley Road, currently zoned R-2, Single-family and PCD (expired). The owner plans to develop a residential subdivision with three (3) lots. The average lot size is 2 to 5 acres. The property is located outside the City limits of Little Rock but is adjacent to the City limits and within the City’s Extraterritorial Planning Jurisdiction. The owner will seek annexation as the development occurs. The request includes a variance from the City’s Subdivision Ordinance (Section 31-232(b) to allow an increased lot depth to width ratio for Lots 2 and 3. The August 22, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1705 2 applicant is also seeking a waiver of the required boundary street construction to Crystal Valley Road. The request also includes the revocation of a previously approved PCD for the property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on February 4, 1992, rezoned the property from R-2, Single-family to Planned Commercial Development to recognize a welding shop located on the site. The PCD zoned a 10 acre parcel. Ordinance No. 16,183 adopted by the Board of Directors on Mach 3, 1992, reduced the area of the PCD zoning to 2.5 acres. B. EXISTING CONDITIONS: The site is located outside the City limits of Little Rock but abuts the City limits on the south and west sides. There are two non-residential buildings located on the site. South and west of the site is the Eagle Hill Apartment development which includes a golf course. North of the site are two single-family homes located on acreage. Street improvements were installed on Crystal Valley Road with the development of the adjacent Eagle Hill apartments located to the south. Street improvements on Crystal Valley Road were also installed on Crystal Valley Road to the north abutting the Crystal Wood Subdivision and to the east with the development of the Green Diamond Subdivision. All improvements in place include curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Crystal Valley Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Crystal 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Crystal Valley Road including 5-foot sidewalks with the planned development. 3. Show proposed driveway location(s). August 22, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1705 3 4. Contact Pulaski County Planning Department for requirements for developing property in the floodplain. 5. The minimum finished floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. 6. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway(s) comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Provide septic certification for the proposed lots. Entergy: Entergy has no objection to the plat. However, Entergy distribution lines extend into the approximately center of the property which served a previous customer. Relocation costs may be required to move the lines as the property develops. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. The additional Capital Investment Charge is applicable to all connections off the waterline along Crystal Valley Road at this location. 4. 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. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. August 22, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1705 4 Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. Provide interior lot line bearings. 2. Clarify with different line work/hatched areas the limits of the floodplain and floodway. 3. Show State Plan Coordinates for two corners. 4. Obtain flood development permit from Pulaski County Public Works for Lot 3. 5. Provide Bill of Assurance. 6. Obtain driveway permits for all three lots from Pulaski County Public Works. CATA: The site is located about ½ mile from the new CATA Bus Route #23. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. McGetrick provide the means of wastewater disposal for the proposed lots. Staff also requested Mr. McGetrick provide the source of title for the landowner in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated Crystal Valley Road was classified on the Master Street Plan as a collector street which would require right of way dedication to 35-feet from centerline. Staff also stated the minimum finished floor elevation was to be at least one (1) foot above the base flood elevation and was to be shown on the plat. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. August 22, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1705 5 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the June 20, 2013, Subdivision Committee meeting. The applicant has stated upon approval of the preliminary plat the owner will seek annexation to the City to provide sewer service to the lots. The applicant has also indicated the source of title of the landowner in the general notes section of the site plan. The proposal consists of 10 acres located off Crystal Valley Road, currently zoned R-2, Single-family, to be developed with three (3) residential lots. The average lot size is 2 to 5 acres. The property is located outside the City limits of Little Rock but is adjacent to the City limits and within the planning jurisdiction. As stated the owner will seek annexation as the development occurs to provide sewer service. The applicant is seeking a waiver of the required street construction to Crystal Valley Road. Staff is not supportive of the waiver request. Street improvements have been installed to the south of this site adjacent to the Eagle Hill apartments. Improvements have also been installed with the two nearby residential subdivisions; Green Diamond and Crystal Wood Subdivisions. The request includes a variance from the City’s Subdivision Ordinance (Section 31-232(b) to allow an increased lot depth to width ratio for Lots 2 and 3. The ordinance states lots are not to exceed a three (3) to one (1) depth to width ratio. Staff is supportive of the lots as proposed. The request also includes the revocation of a previously approved PCD for the property. Ordinance No. 16,161 adopted by the Little Rock Board of Directors on February 4, 1992, rezoned the property from R-2, Single-family to Planned Commercial Development to recognize a welding shop located on the site. The PCD zoned a 10 acre parcel. Ordinance No. 16,183 adopted by the Board of Directors on Mach 3, 1992, reduced the area of the PCD zoning to 2.5 acres. Staff is supportive of the proposed preliminary plat and the PCD revocation request. Staff is not however supportive of the request for the waiver of the Boundary Street Ordinance requirements for Crystal Valley Road. Staff feels the boundary street improvements should be put in place to correspond with street improvements that have been installed for the nearby and abutting developments. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. August 22, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1705 6 PLANNING COMMISSION ACTION: (JULY 11, 2013) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 10, 2013, requesting deferral of this item to the August 22, 2013, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the timing of the deferral request and the request not being made a minimum of 5-days prior to the public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a request dated August 9, 2013, requesting withdrawal of this item. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with stating the applicant had submitted a request dated August 9, 2013, requesting withdrawal of this item. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: B FILE NO.: S-590-F NAME: EZ Mart Store #607 Subdivision Site Plan Review LOCATION: Located at 11911 Mara Lynn Road DEVELOPER: EZ Mart Store Inc. 517 Falvey Texarkana, TX 75501 SURVEYOR: South Point Surveying PLLC 2109 Stoney Creek Drive Little Rock, AR 72211 AREA: 0.989 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.09 VARIANCE/WAIVERS: A variance from Section 36-301(e) to allow the encroachment of the building into the rear yard setback. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for a subdivision site plan review to allow the existing convenience store to expand the building envelope and to allow the fuel canopy to also be expanded. The site plan includes a 13-foot by 40-foot building expansion along the northern portion of the building. The fuel pump canopy is currently 24-feet by 88-feet and will be reconstructed as a 44-foot by 76-foot canopy. Additional fueling islands will be added to the site with the redevelopment. The existing building is located 10.48-feet from the southern property line and 18.37-feet from the eastern property line. With the proposed expansion the building setback along the eastern perimeter (rear) will be 14.13 feet. The ordinance typically requires the placement of a 15-foot rear yard setback. August 22, 2013 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-590-F 2 B. EXISTING CONDITIONS: North Bowman Road has developed with retail shopping and restaurant uses. The area to the north has developed with attached single-family homes. The area to the east has developed with multi-family housing. The site has driveway access from North Bowman Road and Mara Lynn Road. Both streets have been constructed to Master Street Plan standard including curb, gutter and sidewalk. 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 along with the Woodlands Hills/Aspen Highland Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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. A 20 foot radial dedication of right-of-way is required at the intersection of Bowman Road and Mara Lynn Road. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: Entergy conditionally approves this plan. The northeast corner of the store addition will be close to an existing primary line, but appears to be far enough away to allow construction to proceed. Entergy would like to meet on-site to discuss details so work can proceed safely and adjustments made if necessary. Contact Entergy for additional information at 954-5158. Center-Point Energy: No comment received. AT & T: No comment received. August 22, 2013 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-590-F 3 Central Arkansas Water: 1. No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located ¼ mile from CATA Bus Route #5. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. August 22, 2013 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-590-F 4 2. All fencing, dumpster enclosures, striping (parking), and landscaping should be in good condition and/or replaced and repaired with this application. G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) The applicant was not present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated they would work with the applicant to resolve their concerns prior to the final analysis for the item. 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 has worked with staff to address their concerns from the June 20, 2013, Subdivision Committee comments. The applicant has indicated there will not be a change to the proposed signage plan for the site. The applicant has also indicated the fuel trucks will enter the site from Bowman Road and exit onto Mara Lynn Road. The request is for a subdivision site plan review to allow the existing convenience store to expand the building envelope and to allow the fuel canopy to also be expanded. The site plan includes a 13-foot by 40-foot building expansion along the northern portion of the building. The fuel pump canopy is currently 24-feet by 88-feet and will be reconstructed as a 44-foot by 76-foot canopy. Additional fueling islands will be added to the site with the redevelopment. The existing building is located 10.48-feet from the southern property line and 18.37-feet from the eastern property line. There is not setback required along the southern property line (side) and a 15-foot setback is required along the eastern property line (rear). With the proposed expansion the building setback along the eastern perimeter (rear) will be 14.13 feet. To allow the rear yard setback as proposed will require a variance from Section 36-301(e). Staff is supportive of the building setback as proposed. Staff is supportive of the request. Staff does not feel the addition to the existing fuel canopy or the existing convenience store building will significantly impact the development or the area. Staff feels the development as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. August 22, 2013 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-590-F 5 Staff recommends approval of the variance requests from Section 36-301(e) to allow the encroachment of the building into the rear yard setback. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide notification of the property owners within 200-feet as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item to the August 22, 2013, 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 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant failed to notify property owners as required by the Commission’s By-laws. Staff recommends deferral of the item to the October 3, 2013, public hearing. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item to the October 3, 2013, public hearing. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: C FILE NO.: S-720-A NAME: EZ Mart Store #611 Replat Lot 8 Berkshire Place Commercial Subdivision LOCATION: Located at 11724 Rainwood Road DEVELOPER: EZ Mart Store Inc. 517 Falvey Texarkana, TX 75501 SURVEYOR: South Point Surveying PLLC 2109 Stoney Creek Drive Little Rock, AR 72211 AREA: 0.575 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.09 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is seeking approval of a replat for Lot 8, Berkshire Place Commercial Subdivision to the City of Little Rock, Pulaski County, Arkansas to allow a reduction in the platted building line along both Green Mountain Drive and Rainwood Road. The plat was filed with a 45-foot platted building line on each of the streets. The property is zoned C-3, General Commercial District which would typically require a platted building line along the abutting streets of 25-feet. The applicant has amended the request to eliminate the site plan review request from this application and only seek approval of a replat to allow the building line reduction on the abutting streets. August 22, 2013 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-720-A 2 B. EXISTING CONDITIONS: The area is developed with multi-family, office and commercial uses. To the southwest and northwest are multi-family developments. To the east is a mini-warehouse development. Green Mountain Drive and Rainwood Road have been constructed to Master Street Plan standard with curb, gutter and sidewalk. 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 along with the Pleasant Tree Recreational Association, the Pleasant Valley Property Owners Association, the Rainwood Cove Property Owners Association and the Walnut Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: Entergy objects to the addition as proposed due to its proximity to existing power lines. It appears that the addition will place the roof line within a few feet of an existing primary phase wire. Entergy is willing to work with the customer concerning options. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. 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. August 22, 2013 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-720-A 3 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located directly adjacent to CATA Bus Route #8. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. All fencing, dumpster enclosures, striping (parking), and landscaping should be in good condition and/or replaced and repaired with this application. G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) The applicant was not present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated they would work with the applicant to resolve their concerns prior to the August 22, 2013 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-720-A 4 final analysis for the item. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no issues raised at the June 20, 2013, Subdivision Committee meeting in need of addressing. The request is for approval of a replat for Lot 7, Berkshire Place Commercial Subdivision to the City of Little Rock, Pulaski County, Arkansas to allow a reduction in the front platted building line along both Green Mountain Drive and Rainwood Road. The original plat was filed with a 45-foot front platted building line on each of the streets. The request is to reduce the front platted building line to 25-feet which is consistent with the C-3, General Commercial Zoning District, the zoning of this property. Staff is supportive of the request. Staff does not feel the replat to allow the reduction in the front platted building line along Green Mountain Drive and Rainwood Road will significantly impact the development. I. STAFF RECOMMENDATION: Staff recommends approval of the requests subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide notification of the property owners within 200-feet as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item to the August 22, 2013, 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 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant failed to notify property owners as required by the Commission’s By-laws. Staff recommends deferral of the item to the October 3, 2013, public hearing. August 22, 2013 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-720-A 5 PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item to the October 3, 2013, public hearing. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: D FILE NO.: Z-7421-C NAME: Mid-town Revised Short-form PCD LOCATION: Located in the 200 Block of North University Avenue DEVELOPER: Miller Capital Advisory, Inc. c/o Greg McGahey UCR 8080 Park Lane, Suite 800 Dallas, TX 75231 ENGINEER: White-Daters and Associates Attn. Tim Daters 24 Rahling Circle Little Rock, AR 72223 AREA: 10.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District uses PROPOSED ZONING: Revised PCD PROPOSED USE: Add additional square footage to the overall shopping center VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Several zoning actions have taken place in this area from Board of Adjustment building line variances to actual rezoning action. The most recent was the approval of a PCD for 219 North University Avenue. That request was approved by the Board of Directors on July 16, 2002 (Ordinance No. 18,718). The site was zoned O-3 and the applicant desired to rezone the site to PCD to allow flexibility in order to provide quality tenants to serve the neighborhood area, utilizing the existing building. The PCD outlined specific uses allowed on the site (Z-7233). August 22, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7421-C 2 A second rezoning request was also for a PCD located between “B” and “C” Streets on the east side of University Avenue. The Board of Directors approved the request on August 29, 2000 with Ordinance No. 18,335. The request was to rezone the site from R-3/R-5 to PCD to allow for the construction of a 25,600 square foot commercial building along with 74 parking spaces. The applicant also proposed to realign “C” Street to line up with the Park Plaza access drive on the west side of University Avenue. The applicant proposed the hours of operation to be from 9:00 am to 9:00 pm Monday through Saturday and from 10:00 am to 8:00 pm on Sunday. The Board of Adjustment approved the use of 5909 and 5911 “C” Street as a commercial parking lot on residentially zoned property on June 17, 1991. The parking lot serves employees and patients of Gastroenterology Associates P.A. The proposed parking lot was not a part of the approved PCD. A rezoning request from various zoning classifications to PCD to allow a two phased development located between West Markham Street and “C” Street and Pierce Street and University Avenue was approved by the Planning Commission at their June 26, 2003 Public Hearing. The development was proposed as a mixed-use development complete with residential, office and commercial uses. The request reviewed and the area rezoned was the Phase I portion of the development. The Phase II portion of the development was to be reviewed by the Commission as the development plans became imminent. Phase I consisted of three commercial buildings containing a total of 49,030 square feet of gross floor space. The development also contained 255 parking spaces located on a total of 5.3 acres. The applicant proposed the realignment of “C” Street from the current location to the south to align with the existing traffic signal on University Avenue at the access drive to Park Plaza Mall. The applicant also proposed the abandonment of portions of “A” Street and “B” Street and the portion of “C” Street, which would be realigned. Ordinance No. 19,096 adopted by the Little Rock Board of Directors on May 18, 2004, revised the previously approved PCD. The revision included the development of 10.5 acres with 107,300 square feet of retail space plus 21,800 square feet of restaurant space. The parking was indicated with 586 parking spaces. Portions of A, B and C Street were also closed by the adoption of Ordinance No. 19,177. Three sign locations were approved for the development. Each of the signs were approved with a maximum of fifteen feet in height and one hundred square feet in area. Presently the signs are in place along West Markham Street, C Street and the entrance drive from University Avenue. Building signage was allowed on the front and rear of the buildings with the aggregate sign area limited to ten percent of the front façade area. August 22, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7421-C 3 On April 3, 2007, the Little Rock Board of Directors adopted Ordinance No. 19,731 which allowed a modification to the previously approved signage plan. The originally approved PCD allowed signage on the front and rear facades of the buildings with the total aggregated sign area square footage not to exceed ten percent of the front facade area. The amendment allowed additional signage for the building located at the intersection of University Avenue and C Street and the building located at the intersection of Pierce and West Markham Streets. Signage was allowed on three walls of these buildings. The approval also included an increase in sign height for the sign located at the entrance to the development along West Markham Street. The base of the sign was proposed to be increased by a maximum of 4-feet for a total sign height of 19-feet. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to revise the previously approved PCD to add 3,867 square feet of retail space within the existing shopping center. The originally approved site plan allowed a 50-foot wide by 77.4-foot open space between the Pei Wei and Jos. A. Banks spaces in the northwest portion of the development. The area was put in place to preserve a large tree which has since died. B. EXISTING CONDITIONS: The site is the Mid-town shopping center which contains a number of retail uses. The overall site was developed with common open space and landscaped islands designed to save a number of mature trees which were on the site at the time of development. Several of the trees which were saved did not survive and have been removed. The applicant is working with City staff to mitigate the removal of these trees. The area proposed for enclosure as additional retail space was also left as open space in order to save a mature tree on the site. The tree did not survive and has been removed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. August 22, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7421-C 4 2. There are numerous large trees that were to be saved per the PCD initial development plan that have either died or have been removed. The previous owner(s) were in the process of planting numerous new, large caliper trees to bring this site back into compliance. This issue needs to be addressed/finalized prior to any new permits being issued for this site. E. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) Mr. Tim Daters of White-Daters was present representing the request. Staff presented an overview of the item stating the request was to remove a common plaza area and include the area as leasable retail space. Staff stated the Mid-town DOD required developments to provide common space. Staff requested Mr. Daters provide the existing and proposed square footage of common plaza areas. Staff noted there were several trees which had died on the site and questioned what measures would be taken to mitigate the missing trees. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing issues raised at the June 20, 2013, Subdivision Committee meeting. The applicant has provided a mitigation plan for the trees which were removed since the original approval. The applicant is proposing to revise the previously approved PCD to add 3,867 square feet of retail space within the existing shopping center. The plan includes removing a 50-foot by 77.4-foot open space area between Pei Wei and Jos. A. Banks. The large tree which was saved with the initial development in this area has since died. The plan includes the addition of four areas of common space to the site which includes the placement of benches and planters. Area #1 located by Soma contains 360 square feet, Area #2 by Pei Wei contains 450 square feet, Area #3 located within the parking lot includes the removal of an existing rock wall to create a plaza area and allow connectivity through the site contains 950 square feet and area #4 located by Starbucks contains 225 square feet. The square footage added by the four (4) areas totals 1,985 square feet. The area lost contains 3,867 square feet. The Landscape Ordinance establishes criteria for making payment to the TREE (Tree Restoration for Environmental Enhancement) fund in the event trees die after the initial development or cannot be saved (Chapter 15-37). In-lieu August 22, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7421-C 5 contribution funds made to the TREE fund are dedicated to planting and maintaining trees on public property and rights-of-way within the area of the City where the trees are removed. The ordinance also establishes the payment schedule based on the caliper inches lost. The vehicular use area of the site contains 233,149 square feet. Based on a requirement of eight (8) percent of interior landscaping a total of 18,651 square feet of landscaping is required. The existing interior landscaped area excluding the site proposed for the new building pad is 18,523 square feet and the proposed building pad area contains 3,867 square feet. The initial development preserved 25 trees. Ten (10) of the preserved trees are remaining of which two (2) are dead. The live trees remaining total 167 caliper inches and the two (2) dead trees total 63 caliper inches. If the remaining original 15 trees are mitigated at 21 caliper inches per tree, an additional 315 caliper inches must be provided as part of the mitigation plan. The two (2) existing dead trees must also be mitigated (63 caliper inches) for a total of 387 caliper inches. The mitigation plan includes installing 27 new trees; 13 - 3” Zelkova trees for a total of 39 caliper inches, 8 - 3” East Palatka Holly trees for a total of 24 caliper inches, 3 - 3” Red Maple trees for a total of 9 caliper inches, 3 - 2” Sweetgum trees for a total of 6 caliper inches. The installation plan totals 78 caliper inches. The calculations include the loss of 378 caliper inches of trees and the installation of 78 caliper inches of new trees. The tree caliper inches lost and not replaced equal 300 caliper inches. The landscape ordinance establishes the rate of payment per caliper inch lost. 300 caliper inches divided by two (2) equals 150 caliper inches. The cost for replacement trees per the ordinance is $200.00 resulting in $30,000.00. The applicant is proposing to make a payment to the City’s TREE fund. The payment proposed is $30,000.00. The rate is determined by payment of $200.00 for each two (2) caliper inches to be mitigated. The ordinance allows for a mitigation of ten (10) trees per site. The City Beautiful Commission is to hear a request to allow a waiver of this requirement at their September 5, 2013, public hearing and allow payment to the TREE fund as proposed by the applicant. The plan indicates two (2) dead trees along the entrance drive from University Avenue. The plan does not state if these trees are to be mitigated or replaced. Staff feels there is ample area to allow the replanting of these two (2) trees and recommends the trees be replaced with a species proposed with the mitigation plan. August 22, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-7421-C 6 Staff is supportive of the request to add leasable square footage for the shopping center and the mitigation plan for the loss of trees saved with the initial development. Staff feels with the payment in-lieu to the City’s TREE fund and the installation of additional landscape and hardscape areas the impact of the loss of green space is lessened. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. G. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the addition of lease space as proposed by the applicant and the mitigation plan for the loss of mature trees within the development as proposed by the applicant. Staff recommends the two (2) trees located on the entrance drive from University Avenue be replaced with tree species similar to the proposed mitigation plan. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was present. There were no registered objectors present. Staff presented them item stating the applicant had failed to respond to comments raised at the June 20, 2013, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the August 22, 2013, 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 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the addition of lease space as proposed by the applicant and the mitigation plan for the loss of mature trees within the development as proposed by the applicant. Staff presented a recommendation the two (2) trees located on the entrance drive from University Avenue be replaced with tree species similar to the proposed mitigation plan. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: E FILE NO.: Z-8869 NAME: Pearl Management Short-form PD-R LOCATION: Located at 324 S. Schiller Street DEVELOPER: Pearl Management 14 Woodberry Road Little Rock, AR 72212 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Two residential units without the owner living on-site VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-3, Single-family to PD-R to allow the conversion of an existing accessory building into a residential unit. The applicant is requesting the rezoning to allow the use as an accessory dwelling and not require the owner of the property to reside in the primary residence. The request also includes the allowance of separate meters to serve the two (2) units. B. EXISTING CONDITIONS: Both South Schiller and West 4th Streets are narrow streets with no curb, gutter or sidewalk in place. The property contains a single-family home with an accessory building in the rear yard. There is a six foot wooden fence along West August 22, 2013 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8869 2 4th Street enclosing the rear of the property. To the west is vacant R-5 zoned property and to the south is vacant I-2, Light Industrial zoned property. Across South Schiller Street are single-family homes also located on I-2, Light Industrial zoned property. 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 along with the Capitol View Stifft Station Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has no objection. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located less than ¼ mile from CATA Bus Route #5. August 22, 2013 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8869 3 Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single-Family District) to PDR (Planned District Residential) to allow for the conversion of an existing structure into a residential unit allowing two residential units on the site, with the owner not living on-site. Master Street Plan: Schiller and 4th Streets are both Local Streets on the Master Street Plan. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) The applicant was not present. Staff presented an overview of the item stating there were no outstanding technical issues in need of addressing associated with the request. Staff stated the request was to allow the conversion of an existing accessory structure on the site into a residential unit. Staff noted the owner would not live on-site thus requiring the rezoning to PD-R. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the June 20, 2013, Subdivision Committee meeting. The request is a rezoning from R-3, Single-family to PD-R to allow the conversion of an existing accessory building into a residential unit. The applicant is requesting the rezoning to not require the owner of the property to reside in the primary residence. August 22, 2013 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8869 4 The primary residence contains 1,175 square feet and the accessory dwelling contains 750 square feet. The applicant has indicated presently the owner resides in the primary residence but in the future both the primary residence and the accessory dwelling may be marketed as rental property. The applicant is seeking approval for separate utilities for the two structures. Presently there is no on-site paved parking for the units. It appears the occupants are parking in the right of way of West 4th Street. There appears to be adequate area to add a hard packed parking area to the site in the rear yard area. Section 36-502(b)(1) states single-family dwelling units are to provide one space per dwelling unit. Staff feels there is sufficient area within the rear yard to provide a parking pad to serve two (2) vehicles. Staff is supportive of the request. Staff does not feel the conversion of the existing accessory building into an accessory residential unit will adversely impact the area. Staff does however recommend the applicant provide on-site parking adequate to meet the typical standards of the zoning ordinance. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the applicant provide a hard packed parking area on-site to allow parking for two (2) vehicles. PLANNING COMMISSION ACTION: (JULY 11, 2013) Mr. David Pearlstein was present representing the request. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 10, 2013, requesting deferral of this item to the August 22, 2013, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the timing of the deferral request and the request not being made a minimum of 5-days prior to the public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the By-law waiver request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. August 22, 2013 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8869 5 STAFF UPDATE: Staff initially supported the request to allow the conversion of the accessory structure into a residential structure but no longer supports the request. Since the filing the applicant has been unresponsive to request by the Zoning Enforcement Division to remove a food truck from the rear yard area and provide paved parking for the tenants of the existing home. The tenant has a number of recreational vehicles on the site which prohibit parking outside the right of way. Staff feels with the additional unit the parking situation will only get worse and feels the request should be denied. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There was one registered objector present. The Chair informed the applicant there were eight (8) Commissioners present. The Chair stated it was the Commission’s practice that when fewer than nine (9) Commissioners were present the applicant was offered the option of deferral to a later meeting to allow more members to be present to hear the request. The Chair stated for an item to be approved six (6) positive votes were required. Mr. David Pearlstein requested a deferral of the item. The Chair informed Mr. Pearlstein the item would be deferred to the October 3, 2013, Subdivision Hearing. A motion was made to approve the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 1 FILE NO.: S-1706 NAME: West Pulaski Volunteer Fire Station District 23 Preliminary Plat – Lot 1 Pinnacle Valley Station LOCATION: Located immediately North of 8501 Pinnacle Valley Road (Northeast corner of Pinnacle Valley Road and Beck Road) DEVELOPER: West Pulaski County Volunteer Fire Department Hatcher Enterprises, Inc. P.O. Box 3505 Little Rock, AR 72203 SURVEYOR: Arrow Surveying Blake Butler P.O. Box 1308 Maumelle, AR 72113 AREA: 0.898 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to allow the creation of a single parcel containing 0.898 acres from a 10+ acre tract. The lot will be final platted with the remainder of the area remaining in a metes and bounds legal description. The purpose of the lot is to allow the construction of a fire station to serve this area of West Pulaski County. The lot is 180.67-feet by 218.85-feet containing 0.898 acres with access on Pinnacle Valley Road. August 22, 2013 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1706 2 B. EXISTING CONDITIONS: The property is located on Pinnacle Valley Road just north of the intersection with Beck Road. The area is developed with single-family homes located on large lots and/or acreage. The corner of Beck Road and Pinnacle Valley Road contains a non-residential building located on C-1, Neighborhood Commercial zoned property which is under renovation. Across Pinnacle Valley Road are single-family homes, a barn and riding arena. An illegal private air strip has been constructed on property located to the southwest. Along Pinnacle Valley Road the County has installed a separate bicycle lane. Pinnacle Valley Road is a two lane road. Within the general area are several parks including Two Rivers Park, Pinnacle Mountain State Park and Maumelle Corps of Engineers Park. There are no curb, gutter or sidewalk located along this section of the road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed request. All abutting property owners along with the River Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Pinnacle Valley 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. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Pinnacle Valley Road and Beck Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Located outside the City limits, City sewer is not available. Provide Septic Certification and/or Approval from the Arkansas Department of Health. Entergy: Entergy has a 3 ĭ power line across the street from the platted area and will work with the property owner to provide service when requested. Center-Point Energy: No comment received. August 22, 2013 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1706 3 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. 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. 4. 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. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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: Provide a letter of acknowledgement from the area volunteer fire department. Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. Tie survey to two section corners. 2. Show state plane coordinates for two property corners. 3. Obtain septic approval from AHD prior to construction. August 22, 2013 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1706 4 4. Show 40' building setback not 25'. 5. Dedicate Right of Way on east side of Pinnacle Valley Road to equal one-half of 90 feet (45'). 6. Obtain variance from Little Rock Planning Commission for construction to Master Road Plan standards for Pinnacle Valley Road if required as part of the Conditional Use Permit Application (Z-8877). 7. Obtain Flood Development Permit from Pulaski County Public Works (340-6800). 8. Show vicinity map. 9. Obtain driveway permit from Pulaski County Public Works (340-6800). 10. Show source of title. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present. Staff presented an overview of the request stating the Commission would review a Conditional Use Permit for this site at their August 8, 2013, public hearing to allow the construction of a fire station on this property. Staff stated the plat was being requested to create a tract less than one acre in size to allow the local fire district ownership of the property proposed for the new station. Staff requested the engineer provide the certificate of owner and correct the address of the owner on the proposed plat. Public Works comments were addressed. Staff started Pinnacle Valley Road was classified on the Master Street Plan as a minor arterial which would require a dedication of right of way to 45-feet from centerline. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. August 22, 2013 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1706 5 H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the issues raised at the August 1, 2013, Subdivision Committee meeting. The revised plat indicates the certificate of owner and corrected the address of the owner on the proposed plat. The plat also indicates a dedication of right of way 45-feet from centerline as required by the Master Street Plan. The request is to allow the creation of a single parcel containing 0.898 acres from a 10+ acre tract. The lot will be final platted with the remainder of the area remaining in a metes and bounds legal description. The purpose of the lot is to allow the construction of a fire station to serve this area of West Pulaski County. The Commission approved a Conditional Use Permit at their August 8, 2013, public hearing to allow the fire station on this R-2, Single-family zoned property (Z-8877). The lot is 180.67-feet by 218.85-feet containing 0.898 acres with access on Pinnacle Valley Road. The property is located outside the City limits of Little Rock and will use a septic tank for wastewater disposal. The applicant has indicated approval from the Arkansas Department of Health will be secured prior to construction of the new fire station. Staff is supportive of the request to allow the creation of the lot as proposed. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the creation of this 0.898 acre lot will not significantly impact the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 2 FILE NO.: S-57-YY NAME: LIV Riverdale Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Cedar Hill and Brookwood Roads DEVELOPER: LIIV Development Rob Crumpton 2204 Laneshore Drive, Suite 135 Birmingham, AL 35209 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 7.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.02 VARIANCE/WAIVERS: A variance from Section 36-301(d) to allow the building height to exceed 35-feet. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property contains 7.6 acres and is located at the northwest corner of Brookwood Drive and Cedar Hill Road. The property is currently zoned C-3, General Commercial District which allows for multi-family development at a density up to 36-units per acre. The property is proposed as a market rate development. The layout is a single building containing 260 units with interior courtyards which will contain the pool and other amenities. The elevation of the building is in the planning stage, but the height is proposed four to five stories. There will be standalone garages along the west side of the property adjacent to August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-57-YY 2 the levee. There are 391 parking spaces proposed for the development. The main entrance along with emergency access will be taken from Brookwood Road. The property will be gated at two locations with parking available for visitors to access the marketing office. B. EXISTING CONDITIONS: The property is being used as a soccer field as is the property across Cedar Hill Road to the south. This area has developed with a mixture of uses including office, office/warehouse and multi-family. To the west along Rebsaman Park Road there are a number of commercial uses including restaurants, antique store, a plant nursery and a convenience store. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents and property owners. All property owners located within 200-feet of the site along with the Capitol View Neighborhood Association, the Cedar Hill Terrace Neighborhood Association and the Hillcrest Residents Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required to be constructed along Brookwood Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The existing handicap ramp at the intersection should be constructed to a Type 2 standard. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) & (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. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. 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. August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-57-YY 3 6. 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 (Greg Simmons) for more information. 7. 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) 379-1805 (Travis Herbner) for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on Brookwood Drive is 125 feet from property lines and 250 feet from other driveways or intersections. The width of driveway must not exceed 36 feet. 9. 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. 10. Provide a site plan to scale. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has no facilities on the site. Electrical lines are underground across Brookwood or overhead to the northwest of the site. Contact Entergy early to begin planning for service delivery. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-57-YY 4 5. 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. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is directly on the #21 University Avenue Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-57-YY 5 4. The Street Buffer requirement along Brookwood Road based on 6% of the depth of the property would result in a landscape strip of 30.49-feet. The street buffer along Cedar Hill Road based on 6% of the depth of the property would result in a landscape strip of 33.04-feet. The site is located within the Designated Mature Area of the City which allows for a reduction in the street buffer requirement of not more than a 25 percent reduction. With the 25% reduction the street buffer along Brookwood may be reduced to 22.87-feet and Cedar Hill may be reduced to 24.78-feet. Street buffers less than indicated will require approval of a variance by the Little Rock Planning Commission. 5. The Landscape Ordinance requires a 9-foot wide perimeter landscape strip around the sites entirety. The area may be reduced to 6-feet 9-inches when located within the Designated Mature Area. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Interior islands must be a minimum of three hundred (300) square feet in area to qualify and be seven and one half (7 ½) feet in width. 7. A small amount of building landscaping will be required. 8. For sites located abutting the right of way of a railroad zoned for residential use and held by title separate from, all abutting lands shall not be required to provide land use buffers along the common property line. The property to the west containing a railroad line and is zoned R-2, Single-family. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the requests. Staff presented an overview of the development stating the request was a Subdivision Site Plan Review to allow the development of a multi-family project containing 260 units of apartments in a single building and the placement of garages to serve the residents on the site. Staff requested Mr. White provide the circulation plan and the location of the proposed gates for the development. Staff also requested Mr. White provide the building coverage of both the principal and accessory structures in square footage. Staff requested Mr. White provide a dimensioned site plan indicating the building setbacks from the property lines for both the principal and accessory structures. Public Works comments were addressed. Staff stated a grading permit would be required prior to any construction on site. Staff also stated the stormwater detention ordinance would apply to the development of the site. Staff stated streetlights would be required prior to the issuance of a certificate of occupancy August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-57-YY 6 for the development. Staff also stated the driveway locations and widths did not comply with the typical ordinance standards. Landscaping comments were noted. Staff stated the street buffer required along Cedar Hill was 33.04 feet and along Brookwood Road was 30.49-feet. Staff stated the site was located within an area of the City defined as the Designated Mature Area. Staff stated this would allow a reduction in the street buffer and landscape ordinance requirements. Staff stated a minimum landscape strip of 6-feet 9-inches was required. Staff noted a small amount of building landscaping would be required. Staff also stated a landscape plan stamped with the seal of a registered landscape architect and an automatic irrigation system to water landscaped areas would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 a few of the issues raised at the August 1, 2013, Subdivision Committee meeting. The revised plan indicates the gate placement and the circulation pattern through the site. The applicant has also provided a dimensioned site plan to staff. The driveway locations and widths have not been addressed. To satisfy a neighbors concern the applicant has relocated the dumpsters to the west of the site, adjacent to the levee, and south of the mini-warehouse development. The hours of dumpster service are limited to daylight hours. The building foot print contains 94,940 square feet. The total building floor area contains 337,552 square feet. The request is for a Subdivision Site Plan Review (multiple buildings) for this property containing 7.6 acres located at the northwest corner of Brookwood Drive and Cedar Hill Road. The property is zoned C-3, General Commercial District which allows for multi-family development at a density up to 36-units per acre. The plan includes a single residential building containing 260 units with interior courtyards containing the pool and other amenities. The overall density proposed for the development is 34.2 units per acre. The site plan also includes the placement of garages. The garages will be constructed upon demand by the residents of the development. The garages are single story buildings and located along the western perimeter of the site adjacent to the levee. August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-57-YY 7 The elevation of the building is in the planning stage, but the height proposed four to five stories. The height has not been determined due to the location of the levee on the western perimeter. The current site plan indicates the building at four (4) stories and allows construction to near the “toe” of the levee. If the Levee District determines there should be additional separation between the development and the “toe” of the levee the paving will be pulled into the site and the height of the building will be increased to five (5) stories. If constructed to five (5) stories the maximum height proposed is 65-feet. The maximum building height allowed per the C-3, General Commercial Zoning District is 35-feet. The height as proposed will require a variance from the typical development standards. The building materials proposed are a combination of materials such as (but not limited to) brick, stone, stucco and/or metal siding materials. There will be a six (6) foot perimeter fence. Two styles of fencing are proposed; vinyl coated chain link and metal vertical pickets. There will be standalone garages along the west side of the property adjacent to the levee. There are 390 parking spaces proposed for the development. The typical parking required for a multi-family development is based on 1 ½ spaces per unit. There are 260 units proposed for a total of 390 parking spaces. The parking is adequate to serve the development The site plan indicates the placement of an identification sign at the entrance to the development. The applicant has not specified the size of the sign proposed. Signage typically allowed in multi-family zones is a maximum of six feet in height and thirty-two square feet in area. Staff feels the typical signage is adequate to serve the development. The main entrance along with emergency access will be taken from Brookwood Road. The property will be gated at two locations with parking available for visitors to access the marketing office. The applicant is continuing to work with staff concerning the driveway locations and widths. Staff will provide a recommendation concerning the drives at the August 22, 2013, public hearing. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. August 22, 2013 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-57-YY 8 PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. Staff presented a recommendation of approval of the placement of the northern driveway nearer the property line than typically allowed per Sections 30-43 and 31-210. Staff presented a recommendation of approval of the variance request from Section 36-301(d) to allow an increased building height for the proposed development. Staff presented a recommendation of approval of the variance request from Section 36-522 to allow a reduced street buffer along Brookwood and Cedar Hill Roads. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 3 FILE NO.: S-1707 NAME: 2317 Willow Springs Road Subdivision Site Plan Review LOCATION: Located at 2317 Willow Springs Road DEVELOPER: Raquel Osorio 2317 Willow Springs Road Little Rock, AR 72206 ENGINEER: Edward Lofton 15415 Oak Crest Little Rock, AR 72206 AREA: 7.806 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: Area not zoned – Outside the City limits and within the City’s Extraterritorial Planning Jurisdiction PLANNING DISTRICT: 28 – Arch Street South CENSUS TRACT: 40.06 VARIANCE/WAIVERS: None requested. Staff has had no contact with the applicant since the initial filing. The applicant was not present at the August 1, 2013, Subdivision Committee meeting. Staff recommends deferral of this item to the October 3, 2013, public hearing. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had contacted them on August 20, 2013, stating they were no longer requesting to place three homes on this single parcel of land. Staff stated the applicant had requested withdrawal of the item. Staff stated the withdrawal request would require a waiver of the Commission’s By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. August 22, 2013 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1707 2 There was no further discussion of the item. The Chair entertained a motion of approval of the By-law waiver with regard to the late withdrawal request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 4 FILE NO.: Z-1718-A NAME: MacArthur Commons Short-form PCD LOCATION: Located in the 400 Block of East Capitol Avenue, between River Market Avenue and Rock Street DEVELOPER: MacArthur Commons, LLC 200 River Market Avenue, Suite 501 Little Rock, AR 72201 SURVEYOR: Global Surveying Inc. 6511 Heilman Court North Little Rock, AR 72118 ARCHITECTS: AMR 201 E. Markham Street, Suite 150 Little Rock, AR 72201 AREA: 1.033 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District ALLOWED USES: Residential, Office, Commercial PROPOSED ZONING: PCD PROPOSED USE: UU, Urban Use Zoning District Uses – allow an increase in the allowed density for Multi-family VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The proposed development is located on the north side of the 400 block of East Capitol Avenue, bounded by Rock Street on the west side and River Market Avenue on the east side. The overall site area contains 1.001 acres. This August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 2 project is consistent with several visions of the City of Little Rock’s redevelopment of the downtown area and continued revitalization efforts in the adjacent MacArthur Park Overlay District and the River Market Overlay District. The block is currently occupied by the old ARKLA building which is to be removed. This development will occupy the south ½ of the block. (A separate development will occupy the north ½ of the block.) The proposed mixed-use project will consist of eighty four (84) apartments with a pool and several other amenity features over a covered garage level with approximately 2,900 square feet of retail space at the ground level facing River Market Avenue. The apartments will be one and two bedroom units with spacious balconies and projected bay window elements facing the streets and courtyard. The UU, Urban Use Zoning District allows a density per the R-6, Zoning District or 72 units per acre. The building façade will be enhanced to include brick and precast masonry base elements with aluminum storefront and six foot projected fabric canopies at the retail area. The residential levels will include a mix of flat panel and horizontal ribbed metal panels, residential windows and metal railings. Accent materials and elements are provided at the ground level such as residential stoops, screen fencing and decorative light fixtures. The structure will be slab on grade parking with an elevated precast double tee concrete podium deck at the first level of the residential, post tensioned slab at the retail area. The residential structure will be wood framed construction with wood floor and roof trusses. The proposed project is located within the UU, Urban Use Zoning District of Little Rock. As stated in the City of Little Rock Code of Ordinances, Section 36-342.1, Part F, Area Regulations, the front yard setback along Capitol Avenue with this block shall be twenty-five feet to the front building line. However, the current proposed front building line is twelve (12) feet measured to the property line. The UU, Urban Use Zoning District also allows multi-family to develop at a density of 72 units per acre. The development is proposed containing just over 1 acre and 84 units. The property is not located in a subdivision where there is a bill of assurance in existence. B. EXISTING CONDITIONS: Only a portion of the existing building appears to be occupied. To the east of the site is a US Post office and to the west is the CATA Bus Transfer station. Along 4th Street to the north is a hotel and parking garage. Within the same block are retail and residential units bounded by 3rd and 4th Streets, River Market Avenue and Rock Street. South of the site along Capitol Avenue are residential units August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 3 located in the Rainwater Flats as well as public uses; Trapnell Hall and Curran Hall. There are also a number of office uses located on the south side of Capitol Avenue in this area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Downtown Neighborhood Association, the Hanger Hill Neighborhood Association, the MacArthur Park Property Owners Association and the River Market District Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Show locations where any building improvements are proposed to extend into the public right-of-way. 3. 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. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 5. The existing stormwater pipe adjacent to River Market Avenue is an undersized 12 inch diameter pipe with 3 inlets. When the underground system is at capacity the storm is passed over the street to 4th Street and then east to Sherman Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 4 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. 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. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 5. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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. 6. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: CATA’s Downtown River Cities Travel Center (RCTC), located directly west of the proposed site development at 310 East Capitol Avenue, is the main transfer hub for its fixed route bus system. Twenty-two (22) bus routes serve RCTC and arrive and depart about every 30 minutes on weekdays from 6am to 9pm, and every hour on Saturdays and Sundays. Half of those routes, eleven (11) in total, utilize the drive off of Rock Street between 4th Street and Capitol Avenue. It is absolutely essential that Rock Street from 4th to Capitol, including the intersections at Rock & Capitol and Rock & 4th, remain completely open for the duration of construction for the proposed site. It would significantly disrupt August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 5 and delay bus service, and cause traffic and safety concerns for pedestrians, vehicle traffic, bus riders, and the general public if CATA were forced to reroute and relocate buses serving RCTC. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use - Urban (MXU) for this property. The Mixed Use Urban category provides for a mix of residential, office and commercial uses not only in the same block but also within the same structure. This category is intended for older "urban" areas to allow dissimilar uses to exist, which support each other to create a vital area. Development should reinforce the urban fabric creating a 24-hour activity area. Using the Planned Zoning District or the Urban Use District, high and moderate density developments that result in a vital (dense) pedestrian oriented area are appropriate. The applicant has applied for a rezoning from UU (Urban Use District) to PCD (Planned Commercial District) to allow for the development of an apartment complex at a higher density than allowed by-right with some ground level retail. Master Street Plan: East Capitol Avenue, Rock and River Market Avenue are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along River Market Avenue. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Per the UU Zoning District standards street trees must be installed with this application, which will include automatic irrigation and tree grates. If there are currently trees within this area they must be in good condition or replaced as a part of this application. 3. Street trees a minimum of three inch caliper shall be required. The trees shall be located a minimum of 2-feet off the back of curb and 30-feet on center and August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 6 no closer than 30-feet to a street intersection with a water source provided. Tree canopy shall be maintained at least 8-feet above the sidewalk. The applicant must work with staff on the selection of specific trees for planting. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were a number of technical issues associated with the request in need of addressing prior to the Commission hearing the request. Staff stated the site was located within the UU, Urban Use Zoning District which has specific development criteria. Staff stated the request for a PCD was to allow an increase in the allowable density for the site. Staff stated the request would maintain the UU, Urban Use Zoning District uses as allowable uses for the site. Staff questioned if there would be a food store less than 5,000 square feet selling beer or wine within the retail portion of the development. Staff also requested the applicant provide the proposed building elevations for the development. Staff questioned if the units would be rental or sold. Staff also questioned the proposed signage plan. Public Works comments were addressed. Staff stated a franchise agreement would be required for any improvements located within the right of way. Staff also stated the City’s stormwater detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated street trees would be required along the abutting streets. Staff requested the applicant work with them to determine the street tree species to be placed on the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 issues raised at the August 1, 2013, Subdivision Committee meeting. The applicant has provided the proposed signage plan, building elevations and indicated a potential user is a food store, less than 5,000 square feet, selling beer and wine. The applicant has indicated the intent is to maintain the units as rental units. The proposed mixed-use project will consist of eighty four (84) apartments with a pool and several other amenity features over a covered garage level with approximately 2,900 square feet of retail space at the ground level facing River August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 7 Market Avenue. The apartments will be one and two bedroom units with balconies and projected bay window elements facing the streets and courtyard. The UU, Urban Use Zoning District allows a density per the R-6, Zoning District or 72 units per acre. The site contains 1.01 acres resulting in a density of 84 units per acres. The building façade will be enhanced to include brick and precast masonry base elements with aluminum storefront and six foot projected fabric canopies at the retail area. The residential levels will include a mix of flat panel and horizontal ribbed metal panels, residential windows and metal railings. Accent materials and elements are provided at the ground level such as residential stoops, screen fencing and decorative light fixtures. The structure will be slab on grade parking with an elevated precast double tee concrete podium deck at the first level of the residential, post tensioned slab at the retail area. The residential structure will be wood framed construction with wood floor and roof trusses. The site plan indicates there will be projections and improvements within the public right of way. Along Rock Street and River Market Avenue the building design incorporates window massing elements that project over the public right of way approximately 3-feet on the Rock Street and River Market Avenue facades. The stoops for the residential units located on East Capitol Avenue will be located within the right of way. The site plan indicates the placement of outdoor dining within the right of way on River Market Avenue. A franchise permit must be obtained for the proposed outdoor dining and any other improvements installed within the right of way. A minimum 5 foot width of clearance is required between the furthest obstruction of the railing of the outdoor dining area and the tree well(s) or any other obstructions including lighting, signage, parking meters, etc. The entrance drive for the proposed parking deck is located on River Market Avenue. The driveway is indicated in excess of 36-feet in width. A variance must be requested and approved for the proposed driveway exceeding 36 feet in width. Staff is supportive of the driveway as proposed. The existing zoning is UU, Urban Use. Section 36-342.1 (f), Area Regulations, stated the front yard setback along Capitol Avenue within this block is to be twenty-five (25) feet. The site plan indicates the building setback on Capitol Avenue at twelve (12) feet to the first floor. The upper two (2) levels with projecting façade massing will be setback nine (9) feet from the property line. The applicant has indicated lighting will be placed so as to reflect away from adjacent residential structures. The fixtures adjacent to the roadways will be designed to minimize glare to the motoring public. August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 8 Signage will comply with signage allowed within the UU, Urban Use Zoning District. The applicant does not anticipate the placement of ground signage with the redevelopment of the site. Awning signage is proposed for the retail businesses located within the development. The size of lettering will comply with the typical size allowed within the Commercial Districts of the zoning ordinance. Section 36-342.1 states objects shall not project from the building façade over the public right of way except for awnings, balconies and signs as specified in Section 36-553. Awnings shall not project more than 5-feet from the building façade and have a minimum clearance of 8-feet above the sidewalk. Balconies over the public right of way shall have a minimum clearance of 9-feet above the sidewalk. The development will comply with the typical standard of the UU, Urban Use zoning district. Section 36-342.1 states street trees a minimum of three inch caliper shall be required. The trees shall be located a minimum of 2-feet off the back of curb and 30-feet on center and no closer than 30-feet to a street intersection with a water source provided. Tree canopy shall be maintained at least 8-feet above the sidewalk. The applicant has indicated the development will comply with the typical requirements of the UU, Urban Use Zoning District The request includes the abandonment of easements located within the previously abandoned north/south alley bounded by Capitol Avenue, East 4th Street, River Market Avenue and Rock Street. Ordinance No. 11,498 adopted by the Little Rock Board of Directors on July 6, 1964 abandoned the alley as a public right of way but maintained the easement rights. Staff is supportive of the request. Staff does not feel the rezoning to PCD to allow an increase in the allowable density of multi-family, the decrease in the building setback along Capitol Avenue and the placement of improvements within the right of way for this site will adversely impact the area. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the vacation of easements located within the previously abandoned north/south alley bounded by Capitol Avenue, East 4th Street, River Market Avenue and Rock Street. August 22, 2013 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-1718-A 9 PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. Staff presented a recommendation of approval of the vacation of easements located within the previously abandoned north/south alley bounded by Capitol Avenue, East 4th Street, River Market Avenue and Rock Street. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 5 FILE NO.: Z-2582-A NAME: Out in the Woods Apartments Long-form PD-R LOCATION: Located at 9201 Kanis Road DEVELOPER: Out in the Woods Limited Partnership, LLLP 2 Cantrell Road Little Rock, AR 72207 ENGINEER: The Holloway Firm Engineering, Surveying and Civil Design 200 Casey Drive Maumelle, AR 72113 AREA: 11.482 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-18 ALLOWED USES: Multi-family 18 units per acres PROPOSED ZONING: PD-R PROPOSED USE: Multi-family 240- units (20.9 units per acre) VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site to recognize an existing 40-year old apartment development. The need to rezone stems from a miscalculated boundary acreage provided to the owner and original designers at the time of the initial approval of the MF-18 zoning and development. The incorrect calculation of the boundary acreage along with an additional amount of right of way dedication that has occurred results in the development exceeding the density allowed under the current zoning. The request is to rezone the property to PD-R to recognize the existing development. No additional land or improvements are proposed with the rezoning request. August 22, 2013 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2582-A 2 B. EXISTING CONDITIONS: The site is a developed apartment complex located on the south side of Kanis Road just east of John Barrow Road. The Twin Lakes Subdivision is located to the south and west of the apartment complex. Baptist Hospital is located north of the apartment development. To the east is a multi-story office building and further east is technical college and City of Little Rock Fire Station. Adjacent to the site, Kanis Road is a four lane road with curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association, Twin Lake A Property Owners Association and Twin Lake B Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication meets Master Street Plan requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer mains on site are privately owned and operated. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy already has underground electrical distribution facilities feeding the structures in the development. Any changes to the layout of structures in the area will require coordination with Entergy. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. August 22, 2013 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2582-A 3 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is directly on #3 Baptist Medical Center Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category accommodates residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from MF18 (Multi-family 18-units per acre District) to PDR (Planned District Residential) to recognize the existing development. August 22, 2013 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2582-A 4 Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. 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. This street 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: Any damaged diseased or missing landscaping must be replaced. All required screening fences must be in place and in good condition. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present. Staff presented the item stating there were no outstanding technical issues associated with the request. Staff stated at the time of development the acreage of the apartment complex had been incorrectly calculated which allowed the development to develop at a density greater than the MF-18 zoning district allows. Staff stated the request to rezone the site to PD-R was to recognize the existing complex, building locations and density. Staff stated there would not be any new construction with the rezoning of the site. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the August 1, 2013, Subdivision Committee meeting. The applicant is requesting a rezoning of the site to recognize this existing 40-year old apartment development. The request is a rezoning from MF-18 to PD-R to recognize the existing density of the site. The request for the rezoning stems from a miscalculated boundary acreage at the time of the initial approval and development of the site. The incorrect calculation of the boundary acreage added the right of way of Kanis Road to the overall acreage of the site. The property contains 11.482 acres and has developed with 240 units resulting in a density of 20.9 units per acre. Staff is supportive of the request. The request is to rezone the property to PD-R to recognize the existing development. No additional land or improvements are proposed with the rezoning request. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the rezoning as proposed is appropriate. August 22, 2013 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-2582-A 5 I. STAFF RECOMMENDATION: Staff recommends approval of the request to rezone the site from MF-18 to PD-R to recognize the existing development at the existing density of 20.9 units per acre. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request to rezone the site from MF-18 to PD-R to recognize the existing development at the existing density of 20.9 units per acre. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 6 FILE NO.: Z-4411-M NAME: Pleasant Ridge Towne Center Revised Long-form PCD LOCATION: Located at 11525 Cantrell Road DEVELOPER: Lou Schickel 11601 Pleasant Ridge Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 27.0 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District PROPOSED ZONING: Revised PCD PROPOSED USE: Revise the signage plan on a northern lease parcel area VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use “Neighborhood Commercial” shopping center and an accompanying office development. The site was a 12.83 acre-tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35-acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the shopping center were all by-right C-2 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by right in the O-2 and O-3 zoning district. August 22, 2013 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4411-M 2 On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long-form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Pleasant Ridge Town Center PCD. The development was proposed as a 300,000 square foot retail center with restaurant space developed as a “Life-style Center”. The approval allowed the creation of three lots. Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15, 2005, revised the previously approved PCD to allow Coulson Oil to add an additional driveway to their site and adjust the southern property line. The site plan indicated the drive would be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the adjustment, the existing Coulson PCD would function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter. The sale of the property resulted in a rear yard buffer and landscape strip that was less than the typical minimum required per the Highway 10 Design Overlay District. The Board of Directors adopted Ordinance No. 19,633 on November 21, 2006, revising the previously approved PCD for the shopping center to allow the creation of two (2) additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three (3) lots which had been final platted. The developer proposed the placement of the two (2) additional lots along Cantrell Road within the area identified as future restaurant sites. According to the applicant the restaurant out-parcels were needed to allow the transfer of property to prospective tenants. The approval brought the total available lots on the site to five (5). There were no other modifications proposed to the previous approval. On December 7, 2006, the Little Rock Planning Commission denied a request to allow the western-most drive located along Cantrell Road to become a full service intersection. The denial of the request was appealed to the Board of Directors and was scheduled to be heard on February 20, 2006. The item was withdrawn from the Board of Directors agenda prior to action by the Board of Directors. August 22, 2013 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4411-M 3 Ordinance No. 19,730 adopted by the Little Rock Board of Directors on April 3, 2007, allowed a revision to the previously approved PCD to allow additional sign locations within the development. The approval allowed building signage located on the portion of the flat wall located on the northeast corner and northwest corner of the center shopping center building. No other modifications to the approved site plan were proposed with the revision to the PCD. On October 15, 2009, the Little Rock Planning Commission made a recommendation of approval of a request by Chick-fil-A to place signage along their western façade. On November 17, 2009, the Little Rock Board of Directors denied the request. Ordinance No. 20,240 adopted by the Little Rock Board of Directors on April 6, 2010, allowed a revision to the PCD to allow seasonal sales on the site. The approval allowed the placement of a temporary trailer for a shaved ice business to be placed on the site from April through September yearly. On May 17, 2011, the Board of Directors adopted Ordinance No. 20,438 to amend the PCD to allow the creation of an additional lease parcel to the site. The lease parcel/building footprint was located between Chick-Fil-A restaurant and the Chipotles Mexican Grill. The building did not increase the square footage of the overall development beyond the approved 315,000 square feet. The approved revision indicated a maximum 6,000 square foot building with a drive-thru along the west side. The approval allowed the flexibility to vary the plan to eliminate the drive-thru and add parking and also reduce the building size to add parking or some combination thereof should the tenant space vary from the approved site plan. On June 2, 2011, the Little Rock Planning Commission withdrew a request to allow signage on the eastern façade of an out-parcel located along the eastern entrance drive to the Pleasant Ridge Town Center shopping center. The request would allow the placement of signage along the eastern and western facades of the building, both located without public street frontage. The eastern façade abuts an access drive entering the shopping center. The western façade faces the Chick-fil-A. On February 7, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,543 to allow a revision to the driveways on Cantrell Road. The approval allowed the main entrance drive adjacent to Chipotles Mexican Grill and the Shell Station to be realigned to match a proposed driveway located on the north side of Cantrell Road which would serve a future office building. The Arkansas State Highway Department denied this request. August 22, 2013 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4411-M 4 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved signage plan of the PCD for the center lease parcel located (between Chick fil A and Chipotle’s Mexican Grill) along Cantrell Road. The request is to allow the placement of wall signage on the east and southern façades of the proposed new building. The signage on the eastern façade is located over the tenant’s front door and on the southern façade the sign faces into the shopping center. B. EXISTING CONDITIONS: The site is developed with a shopping center with two out-parcels located along Cantrell Road. The western most out-parcel is a Chick-fil-A restaurant and the eastern most out-parcel has developed with a Chipotle’s Mexican Grill. Also located in the immediate area of this development are a number of restaurants, two convenience stores, banks and office buildings, a drycleaners, a liquor store and a City of Little Rock Fire station. North of the site, across Cantrell Road, is the Walton Heights Subdivision. 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 along with the Pleasant Forest Neighborhood Association, the Pleasant Valley Property Owners Association, the Piedmont Neighborhood Association and the Walton Height Candlewood Property Owners Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present. Staff presented the item stating the request was to allow signage on three facades of the building. Staff stated the applicant was seeking to place signage on the north and south sides of the building in addition to the east side. Staff stated the “front door” of the business would be located on the east side of the building. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: The applicant amended the request based on comments received at the August 1, 2013, Subdivision Committee meeting. The revised plan indicates the placement of two signs on the proposed new building. The signs are located on the eastern façade and the southern façade of the building. The sign height on the eastern façade is 4-feet 6-inches tall and 18-feet 8-inches in length. The sign located on the southern façade is 3-feet 6-inches high by 14-feet 6-inches in August 22, 2013 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-4411-M 5 length. The signage on the eastern façade is 86.48 square feet or just over three (3) percent of the façade area. The signage on the southern façade is 52.56 square feet or just under three (3) percent of the façade area. The applicant is requesting to maintain the previously approved ground sign located on Cantrell Road. The sign as approved has a maximum height of six (6) feet and a maximum sign area of seventy-two (72) square feet. The sign will be a monument style sign to comply with the typical standards of the Highway 10 Design Overlay District. Staff is supportive of the request. The applicant is proposing to place a sign on the eastern façade, which is the front door of the store and on the southern façade which is located interior to the shopping center. The applicant is not requesting to place a sign on the north façade, Cantrell Road. The shopping center has been allowed signage facing internal drives as allowed in Section 36-557 of the zoning ordinance which allows signage without street frontage in complexes where a sign without street frontage is the only means of identification of the tenant. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the signage plan as proposed will not adversely impact the development or the area. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the placement of signage on the eastern and southern facades as proposed by the applicant. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the request to allow the placement of signage on the eastern and southern facades of the building as proposed by the applicant. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 7 FILE NO.: Z-5703-D NAME: Lot 3 Colonel Glenn Business Center Short-form PD-C. LOCATION: Located on the Southeast corner of Colonel Glenn Road and Shackleford Road DEVELOPER: Southern Dutch Properties of Tennessee Grand Partnership c/o Hart Construction LLC 2121 Watt Street Suite A Little Rock, AR 72227 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Lot 1 C-3, General Commercial District & Lots 2 – 4 Office/Showroom/Warehouse PROPOSED ZONING: PD-C PROPOSED USE: Machinery Sales and service with outdoor display of machinery and/or equipment VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: In June of 1993, a request was filed for the consideration of a plan to construct a mini-storage complex in two phases on a portion of this site. The Little Rock Board of Directors at their September 21, 1993, Public Hearing approved a Planned Commercial Development by the adoption of Ordinance No. 16,491 to allow the proposed development. There was no development within the allotted three years and the ordinance expired on September 21, 1996. The Board of Directors adopted Ordinance August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 2 No. 17,760 at their July 7, 1998, Board of Director’s meeting repealing the PCD zoning classification and restoring the R-2, Single-family District. A POD was recommended for approval by the Little Rock Planning Commission on June 30, 2004, to allow the creation of a two lot plat with office/showroom/warehouse uses as allowable uses on proposed Lot 2 and a future retail development on proposed Lot 1 (C-3 General Commercial District uses). The Little Rock Board of Directors adopted Ordinance No. 19,137 on July 20, 2004, establishing Shackleford Commercial Long-form POD. The proposed development would provide 128,000 square feet of office/showroom/warehouse space in three buildings. The applicant indicated 133 parking spaces on the proposed site plan. Ordinance No. 19,278 adopted by the Little Rock Board of Directors on February 15, 2005, allowed a revision to the previously approved POD to allow Lot 2 to develop as three individual lots; one lot without public street frontage. The applicant indicated Lot 1 would remain as a future commercial development and proposed Lots 2 – 4 would contain office/showroom/warehouse uses as allowable uses. Lot 1 was approved with C-3, General Commercial District uses as allowable uses. The applicant indicated Lot 2 would contain a 40,000 square foot building, Lot 3 would contain a 27,500 square foot building and Lot 4 would contain a 47,500 square foot building. There were 191 parking spaces proposed with the development. The proposed buildings on Lots 2 – 4 would be served with loading docks in the rear. Ordinance No. 20,536 adopted by the Little Rock Board of Directors on February 7, 2012 allowed a revision to the PCD to allow the construction of a private tennis center on Lot 4. This development has not occurred. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project contains 2.6 acres located on proposed Lot 3 and is located near the southeast corner of Colonel Glenn Road and South Shackleford Road. The property is currently zoned Planned Office Development with a multiple lot development plan. The applicant is proposing to construct one building that would contain a small display area, a retail parts department and offices on the north end of the overall development. The building is proposed containing 13,460 square feet. The south end of the building will be a shop area and wash bay for working and cleaning rental equipment. The developer is proposing to construct an eight foot tall security fence around the storage yard. On the Shackleford Road frontage the fence will be opaque to screen the storage yard from the Public’s view. The storage yard will be graveled except for the 20-foot approach to the shop bays which will be paved. August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 3 The developer is proposing an area of outdoor display along Shackleford Road. The area of outdoor display will be used for display of the rental equipment for the business. Equipment will also be displayed in an area on the northwest side of the building under the covered entryway. There will be building signage on the west and north ends of the building, and a ground mounted sign on the Shackleford Road frontage. The sign located on the north façade of the building is located without public street frontage. The ground sign is indicated with a maximum height of 10-feet and a maximum sign area of 100 square feet. The Shackleford Road widening improvements as required by the Master Street Plan will be constructed in conjunction with this development. The required right of way was previously dedicated. B. EXISTING CONDITIONS: The site is located at the intersection of South Shackleford Road and Colonel Glenn Road. Lot 2 is developed with a strip center which is currently leased to a number of office users. The remainder of the site was cleared with the development of Lot 2. East of the site is an office warehouse site. West of the site is a lawn care service. North of the site are single-family residences. Other uses in the area include mini-warehouse, office/warehouse and Clear Channel Metroplex. Central Arkansas Water and Little Rock Wastewater Utility are located to the southwest of this site. 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 along with the John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Shackleford Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 4 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. 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. 5. 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 (Greg Simmons) for more information. 6. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy has facilities across the road from the proposed development. Contact Entergy to work out details for service when needed. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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. August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 5 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. There is an additional CIC-Main Charge associated with the water main in Shackleford. 6. 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. 7. Contact Central Arkansas Water if additional fire protection or metered water service is required. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Route #14, the Rosedale Bus Route serves the intersection of Colonel Glenn and Shackleford Roads. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Light Industrial (LI) for this property. This category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The applicant has applied for a rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to allow for the development of a tractor rental and sales facility with outdoor display. August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 6 Master Street Plan: Colonel Glenn Road is a Principal Arterial and Shackleford Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. 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 Colonel Glenn and Shackleford Roads since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along Shackleford and Colonel Glenn Roads. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. 4. The Landscape Ordinance requires a 9-foot wide perimeter landscape strip around the sites entirety. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 5. The street buffer requirement on Shacklefrod Road is a landscape strip averaging 17.4-feet and in no case less than 9-feet. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Interior islands must be a minimum of one hundred fifty (150) square feet in area to qualify and be seven and one half (7 ½) feet in width. 7. A small amount of building landscaping will be required. 8. All areas subject to wheeled traffic are to be constructed of a hard surface material. The site plan indicates the rear of the building with a graveled surface. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was 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 requested the applicant provide the proposed signage plan, the material of the screening fence and the August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 7 areas for proposed for outdoor display. Staff also questioned the days and hours of operation. Public Works comments were addressed. Staff stated a dedication of right of way would be required along Shackleford Road. Staff also stated the installation of streetlights would be required prior to the issuance of a certificate of occupancy. Staff stated a grading permit would be required prior to construction. Staff also stated the City’s stormwater detention ordinance would apply to development of the site. Landscaping comments were addressed. Staff stated an automatic irrigation system would be required prior to development of the site. Staff also stated prior to the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 issues raised at the August 1, 2013, Subdivision Committee meeting. The applicant has indicated the proposed signage plan, the material of the screening fence and the areas proposed for outdoor display. The project contains 2.6 acres and is located near the southeast corner of Colonel Glenn Road and South Shackleford Road. The property is currently zoned Planned Office Development with a multiple lot development plan. Only one of the four proposed lots has developed. The applicant is proposing to construct one building on the property for machinery sales and service which allows the repair of equipment, selling and servicing of machinery. The site plan indicates a small area of outdoor display along South Shackleford Road and in an open area under the roof of the proposed building on the north end of the building. The building is proposed containing 14,800 square feet. The office and parts area will contain 6,000 square feet. The south end of the building will be a shop area and wash bay for working and cleaning equipment containing 7,200 square feet. The site plan also includes a 20-foot by 80-foot area along the south end of the building, under roof, for outdoor storage. Overhead doors will be placed along Shackleford Road (the western façade) and on the east side of the building facing the access easement. August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 8 The developer is proposing to construct an eight foot tall opaque security fence around the storage yard. The fence is proposed as a vinyl coated chain link fence with a natural colored privacy screen. Along Shackleford Road the applicant is proposing to place evergreen trees and shrubs placed a minimum of 20-feet on center to soften the impact of the fence and aid in screening the site. Staff feels the number of plantings, the size, variety and the spacing of the plantings should be placed to provide a visual screen of the fence within three years of development. Staff recommends trees are to be placed a minimum of 20-feet on center with a minimum of three shrubs placed between the trees. The storage yard is proposed to be graveled except for the 20-foot approach to the shop bays which will be paved. Section 36-508 states all areas subject to wheeled traffic are to be paved. The applicant has indicated paving materials will not hold up to the machinery which will be stored and repaired within this area. The applicant is requesting to be allowed to place a hard packed gravel within the storage area There will be building signage on the west and north ends of the building, and a ground mounted sign on the Shackleford Road frontage. The signage is limited to a maximum of ten percent of the façade area on which the signage is placed. The signage on the north façade is located on an access drive and does not have public street frontage. The ground sign is proposed as a monument style sign with a maximum height of ten (10) feet and a maximum sign area of 100 square feet. Staff is supportive of the signage as proposed. The Shackleford Road widening improvements as required by the Master Street Plan will be constructed in conjunction with this development. The required right of way was previously dedicated. Staff is supportive of the request. The rezoning request would allow the development of this site with an equipment sales and rental business with limited outdoor display. Staff feels the developers have done a good job in minimizing the impact of the proposed development on the adjacent properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends along Shackleford Road trees be placed a minimum of 20-feet on center with a minimum of three shrubs placed between the trees. August 22, 2013 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5703-D 9 PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. Staff presented a recommendation along Shackleford Road trees be placed a minimum of 20-feet on center with a minimum of three evergreen shrubs placed between the trees. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 8 FILE NO.: Z-7622-D NAME: Kinnaman Short-form PD-C LOCATION: Located on the Southeast corner of Chenal Parkway and Wellington Village Road DEVELOPER: Jack Kinnaman – 1998 Kinnaman Trust c/o 24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District and OS, Open Space ALLOWED USES: General Retail, Open Space PROPOSED ZONING: PD-C PROPOSED USE: Outdoor parking of boats and Rv’s VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property was formerly the site of Kinco Construction Company. On June 17, 2004, the Planning Commission voted to recommend approval of a request to rezone the tract to C-3 with the portion of property located within the floodway to be zoned OS Open Space. On August 2, 2004, the Board of Directors approved the C-3 and OS zoning by the adoption of Ordinance No. 19,153. On July 7, 2005, the Little Rock Planning Commission recommended approval of a request to rezone the site to PCD to allow use of the property by Bale Chevrolet-Honda for up to five years for delivery, prep and storage of vehicles for the dealership located further east on Chenal Parkway (13101 Chenal Parkway). A two-story building located August 22, 2013 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7622-D 2 on the site was proposed for vehicle prep and employee training. The other structures and sheds on the site were to be removed. A paved vehicular storage area for up to 236 vehicles was approved. Fencing and screening would be installed around the perimeter of the vehicle storage area. An asphalt driveway was extended from Kanis Road to accommodate the delivery trucks. After five years (July 7, 2010) the property was to revert to C-3, General Commercial District. A five year deferral of the required street improvements was approved. The Little Rock Planning Commission approved a request to allow the expansion of the auto storage and preparation space on the site on May 24, 2007. The approval allowed channel improvements to the creek located along the eastern boundary. The item was before the Board of Directors on June 26, 2007 and was denied. A conditional use permit request to allow an auto repair business to locate on this C-3 zoned tract was before the Commission on October 7, 2010. The applicant requested the item be withdrawn from consideration. The Commission approved the withdrawal request on the consent agenda. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is located at the southeast corner of Chenal Parkway and Wellington Hills Road. This location was originally the construction office and yard for Kinco Construction and is still owned by the trust of Jack Kinnaman. The north portion of the property which contains the office is being leased by Music Mart and is not part of the rezoning request. With this application, the applicant is proposing to utilize the existing paved area for storage of RV’s, boats, trailers and other outdoor vehicles. The property is screened on the east by Rock Creek. To the south is an abandoned nursery, Music Mart is located to the north and Windstream is located across Wellington Hills Road to the west. The applicant proposes to construct a driveway off Wellington Hills Road. This location was designated on the approved construction plans for access into this property. The property will be fenced on all sides with a gate on Wellington Hills Road to secure access to the site. The gate will be moved east into the property to allow for stacking outside the fence without impeding traffic flow. B. EXISTING CONDITIONS: The general area contains a mixture of uses and zoning. To the west is the former One Source Home Center which has been converted to an office use. Further west is undeveloped C-3 zoned property and the Kroger PCD development. East of the site is undeveloped O-2 zoned property with August 22, 2013 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7622-D 3 single-family residences further east. The property to the north across Chenal Parkway is a vacant automobile dealership, a Wal-greens, a fast food restaurant and an automotive service business. An abandoned plant nursery, a mini-warehouse development and single-family residences on large lots are located to the south across Kanis Road. A fairly large portion of the property, almost the entire east one-half of the property, is located in the floodway of Rock Creek, as the creek runs north/south through the property near the east property line. 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 along with the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association, the St. Charles Community Association, the Villages of Wellington Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. 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. An additional 10 feet of right of way is required to be dedicated for a length of 250 feet. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and Wellington Hills Road. 3. With expansion of 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. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 5. A substantial area of the site lies within the regulated floodway and floodplain of Rock Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill within the floodway. 6. Stormwater detention ordinance applies to this property. If expansion is planned show the proposed location for stormwater detention facilities on the plan. August 22, 2013 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7622-D 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for any additional information. Entergy: Entergy already has facilities in this area. Contact Entergy for any changes to service requirements at location. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. 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. 4. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Almost 2-miles from the nearest bus route. Parks and Recreation: No comment received. August 22, 2013 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7622-D 5 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the development of RV and boat storage business on the site. Master Street Plan: Chenal Parkway is a Principal Arterial and Wellington Village Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. 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 Chenal Parkway and Wellington Village Road since they are both Arterials. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: Site plan must comply with the City’s landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to compete the review process. Staff questioned the proposed screening mechanism for the area of storage. Staff also questioned if there would be any buildings located on the site. Staff questioned if the storage facility would have 24-hour access. Staff also questioned if any enhancements to landscaping were proposed. Public Works comments were addressed. Staff stated a dedication or right of way on Kanis Road was required per the Master Street Plan. Staff also stated a radial dedication of right of way was required at the intersection of Kanis Road and Wellington Hills Road. Staff stated a portion of the site was located within the floodway. Staff stated no storage would be allowed within the floodway. August 22, 2013 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7622-D 6 Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 responses to comments raised at the August 1, 2013, Subdivision Committee meeting. The applicant has indicated screening is not proposed with the rezoning of the site. There are no additions to the site proposed with the rezoning request including the placement of buildings or any additional paving. The request is a rezoning of the southern portion of the site from C-3, General Commercial District to PCD to allow the owner to utilize the existing paved area of this site for storage of RV’s, boats, trailers and other outdoor vehicles. The north portion of the property contains the former office building which is leased by Music Mart and is not part of the rezoning request. According to the applicant the property is screened on the east by Rock Creek and there is an existing wood fence located along Kanis Road on the southern perimeter of the paved area. The building located on the northern portion of the site partially screens the site from Chenal Parkway. The applicant is requesting to not place screening along Wellington Hills Road or along the northern perimeter where visible from Chenal Parkway. The request includes a deferral of the required screening for four (4) years at which time the screening will be placed within the areas visible from abutting property or the use will cease and the site will no longer be used for outdoor storage. Staff is not supportive of allowing a four (4) year deferral. Staff supports a deferral for two (2) years after which time the applicant may revise the PCD to allow additional time for placement of the screening. The applicant proposes to construct a driveway off Wellington Hills Road. The location was designated on the approved construction plans for Wellington Hills Road for access into this property. The gate will be moved east into the property to allow for stacking outside the fence without impeding traffic flow. There will not be attendant located at the site and rentals will take place from a separate commercial location of the property owner. Staff is generally supportive of the request. Staff is not however supportive of allowing a four (4) year deferral of the required perimeter screening but is supportive of allowing a two (2) year deferral. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. August 22, 2013 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7622-D 7 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the required perimeter screening be installed within two (2) years of the date of approval of the PCD zoning. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. Staff presented a recommendation the required perimeter screening be installed within two (2) years of the date of approval of the PCD zoning. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 9 FILE NO.: Z-7875-D NAME: Taylor Park Lot 57A - 57C Revised Long-form POD LOCATION: Located on the Southwest corner of Kanis Road and Taylor Park Boulevard DEVELOPER: Graham Smith Construction LLC 13503 Kanis Road Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Single-family residential attached and detached and Office as allowed per the O-3, General Office Zoning District PROPOSED ZONING: POD PROPOSED USE: Single-family for Lots 57A – 57C VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Planning Commission reviewed a request and recommended approval for Taylor Park Long-form POD at their July 7, 2005, public hearing. The site plan included the development of 22.9 acres containing a mixed-use development including office and residential uses. The property fronting along Kanis Road would allow O-3, General Office District uses with the remainder of the site being developed with attached and detached single-family residences. Ordinance No. 19,388 adopted by the Little Rock Board of Directors on August 30, 2005, rezoned the site from R-2, Single-family to POD establishing Taylor Park Long-form POD. August 22, 2013 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-D 2 Ordinance No. 19,635 adopted by the Little Rock Board of Directors on November 21, 2006, allowed a revision to the POD by allowing the height and area of the subdivision identification sign to be increased. On February 25, 2010, the Planning Commission denied a request to allow the property owner located at 2 Chapman Lane to maintain a wood deck and a pergola surrounded with a six-foot wood fence which had been constructed without a permit and across a platted building line and within a ten (10) foot utility easement. The denial request was not appealed to the Board of Directors. The property owner has decreased the height of the fence, removed the pergola beyond the building line and is to raise the grade of the lot around the deck to comply with typical ordinance standards for single-family development. Ordinance No. 20,317 adopted by the Little Rock Board of Directors on September 21, 2010 allowed the construction of the 2nd Phase of the subdivision. The approval allowed two (2) office buildings each containing 3,375 square feet and a shared parking lot located along Kanis Road. The parking was proposed with a single access point to Taylor Park Boulevard. The development also contained the construction of two single-family homes on the east side of Taylor Park Boulevard and five single-family homes on the west side of Taylor Park Boulevard. The single-family homes have been constructed. The office buildings have not been developed. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property contains 0.44 acres and is at the southwest corner of Kanis Road and Taylor Park Boulevard. The property has a previously approved site plan to allow the development of two (2) office buildings each containing 3,375 square feet and a shared parking lot. The applicant has indicated the office market is not as strong in this area as the residential market and he is now proposing to construct three single-family homes on the site. The building envelopes, construction materials and amenities of the homes will be similar to the homes previously developed in the subdivision. In addition the developer is proposing to construction of a six (6) foot brick fence with eight (8) foot columns along Kanis Road. The wall will include an area for a subdivision identification sign. The Kanis Road improvements as required by the Master Street Plan have been constructed and the required right of way dedication was provided with a previous approval. August 22, 2013 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-D 3 B. EXISTING CONDITIONS: The property proposed for development is presently a vacant tract with a scattering of trees. The Taylor Park Subdivision has developed with single-family homes both attached and detached. It appears the majority of the attached units have been constructed and only a few lots remain for the detached single-family homes. The office portion of the development along Kanis Road has not been initiated. Street improvements to Kanis Road were completed with the first Phase of the Taylor Park Subdivision. Taylor Park Boulevard has also been constructed with a sidewalk along the eastern side. The area has not changed much since the original approval. The area remains single-family with homes located on large lots. The area to the south is developing as the Woodlands Edge Subdivision. To the west of this site a new street, Woodlands Edge Trail, has been constructed from Kanis Road to the south accessing the Woodlands Edge Subdivision. This area is zoned PCD for future development of office and commercial uses. The area to the north includes two properties zoned as planned developments for office uses and a third property to the northeast is also zoned for office use. The remaining area is single-family homes located on large lots or parcels. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Parkway Place Property Owners Association, the Spring Valley Manor Property Owners Association, the Villages of Wellington Property Owners Association and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. The existing sidewalk should be placed within a sidewalk easement. 3. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Taylor Park Boulevard with Kanis Road. August 22, 2013 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-D 4 4. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements to serve Lots 57B and 57C. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has underground facilities running along the front of this property. Contact Entergy for service when ready. Existing facilities need to remain where they are currently located. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of the water meter. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. 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. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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. August 22, 2013 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-D 5 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. County Planning: No comment. CATA: Approved as submitted. Over 1.5 miles from nearest bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The suburban office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from POD (Planned Office District) to POD (Planned Office District) to allow for some of the area previous reserved for office use to be developed as three single-family homes. Master Street Plan: Kanis Road is a Minor Arterial and Taylor Park Road is a Local Street on the Master Street Plan. 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 August 22, 2013 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-D 6 minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were additional items necessary to compete the review process. Staff stated the typical building line adjacent to an arterial street was 35-feet. Staff questioned any interior fencing proposed with the development, if accessory structures would be allowed and if the buildable areas indicated on the plat were for the principal structure as well as any accessory structures. Public Works comments were addressed. Staff stated the existing sidewalk should be placed within a sidewalk easement. Staff also stated any retaining walls would require an engineer’s certification for design prior to construction. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 a number of the issues raised at the August 1, 2013, Subdivision Committee meeting. The applicant is proposing building the three (3) houses that will be added to the Taylor Park Subdivision will be single level, all brick homes ranging from 1600-1850 square feet. The roof pitch, style of house, and quality will be similar to the other existing detached houses in the subdivision. The construction of the proposed houses will comply with the Bill of Assurance already in place for the existing subdivision. The plan indicates the placement of a six foot (6') wood privacy fences within the rear yard areas and along the western perimeter of the development area. The August 22, 2013 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-D 7 applicant has indicated accessory building and structures will meet the standards listed in the Taylor Park Phase 1 Bill of Assurance. The home proposed for Lot 57C is indicated with a 20-foot building setback along the northern perimeter, adjacent to Kanis Road. The subdivision ordinance typically requires a 35-foot building line adjacent to an arterial street. The plan also indicates the placement of a 20-foot front yard and rear yard setback and 5-foot side yard setback. The zoning ordinance would typically require the placement of a 25-foot front setback along a residential street and a 25-foot rear yard setback. The side yards are to be indicated at ten percent (10%) of the lot width, not to exceed 8-feet. The lots are indicated with a lot width of 50-feet and a lot area of 5,815 square feet (Lots 57A and 57B). The ordinance typically requires corner lots to have a minimum lot width of 75-feet. The corner lot is indicated at 67.5 feet. The site plan indicates the placement of a 10-foot no vehicular access easement along Kanis Road as typically required by the subdivision ordinance. Also located along Kanis Road is a 6-foot brick fence with 8-foot tall columns. The fence has been placed outside the sight triangle for the intersection of Kanis Road and Taylor Park Boulevard. The fence will also have a subdivision identification sign placed on the face. The sign area has not been indicated. Staff recommends the lettering be limited to the sign area approved on November 21, 2006. Staff is supportive of the request. The developer has indicated the new homes will be constructed of the same material and quality as the existing detached single-family homes in the subdivision. Staff does not feel revising the plan to allow three (3) additional single-family homes in-lieu of two (2) office buildings will significantly impact the overall development. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. August 22, 2013 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7875-D 8 There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 10 FILE NO.: Z-7919-D NAME: Rock City Marina and Yacht Club Long-form PCD LOCATION: Located North of 3rd Street and East of Bond Street DEVELOPER: JAPB, LLC John Burkhalter Managing Member 26 Collins Industrial North Little Rock, AR 72113 ENGINEER: The Holloway Firm 200 Cassey Drive Maumelle, AR 72113 AREA: 16.13 acres NUMBER OF LOTS: 3 FT. NEW STREET: 490 LF CURRENT ZONING: PCD ALLOWED USES: Mixed Use Development - Marina- Condominium PROPOSED ZONING: Revised PCD PROPOSED USE: Mixed Use Development - Marina- Multi-family – City Park VARIANCES/WAIVERS REQUESTED: A waiver of the required stormwater detention ordinance requirements. BACKGROUND: Ordinance No. 19,425 adopted by the Little Rock Board of Directors on November 1, 2005, rezoned the site from R-4, Two-family District to PCD. The applicant proposed to construct a mixed used development containing apartments, commercial, a marina and a public boat launch ramp. The apartments would occupy 4.5 acres; the restaurant, public launch ramp, and marina, 5.0 acres; the retail facility 1.5 acres; and the surface parking areas would occupy 1.67 acres. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 2 The approved site plan included 206-covered slips for both public and private access for dockage, storage and launching. The applicant indicated amenities including a ship’s store, fueling facility, pubic launch ramp and boardwalk. There were uncovered slips and transient moorage that would support 336 boats. Ordinance No. 19,876 adopted by the Little Rock Board of Directors on December 4, 2007, allowed a revision to the originally established PCD. The project consisted of a condominium/marina project developed in four phases. The initial phase was to begin in 2008 with completion of the project in 2014. The Master Plan for the site indicated two developments planned for the site. The condominium development and the marina, each stand independently. The condominium development consisted of 268 residential units, 250 residential storage units and 700 parking spaces. The marina development consisted of 13 docks which contain 450 watercraft slips. The area of development is located north of the floodway line to the edge of the southern navigation channel line in the Arkansas River. Two (2) boat basins were to be built for the marina development. Boat basin Numbers 1 and 2 would have a manmade floating wave break protecting the harbor from wave entry and river debris. The marina development was to be a full service facility that included: marine fuel, transient boat dockage, a neighborhood market complete with grocery, tackle, bait, hardware, laundry and shower facilities, full service restaurant, fishing pier and public walking promenades. The approval allowed for the developer to develop the City owned property adjacent to the west which included a public boat launch ramp, park and playground area and the river trail system with both bike and pedestrian access. On September 23, 2010, the Little Rock Planning Commission approved a two (2) year time extension for submission of the final development plan. On July 14, 2011, the Little Rock Planning Commission review and provided a recommendation of approval to allow revisions to the previously approved site plan to allow modifications to building placement and parking within the development. The Commission recommended prior to the item being forwarded to the Board of Directors the applicant secure several approvals including approval from the Levee District, the Corp of Engineers and The City of Little Rock. The applicant failed to provide the responses to staff. The item was not forwarded to the Board of Directors for final action. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The project is located at the end of East 2nd Street in Little Rock, Arkansas. The Marina/Apartment Project will consist of four phases of construction with the initial phase projected to start in 2013 with the final phase completed by 2016. The project will create a unique community where people can live, work, shop and play all in one place. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 3 There are four different aspects of the development planned for this site; the marina, restaurant, City Park, and the apartment/clubhouse/pool complex. There will be a floating restaurant with a ships store for commercial sales which will also offer the sale of beer, wine and alcohol, vendor booths, bathrooms and shower facilities and reserved covered parking. There are also vendor booths located within the City park area. The apartment development consists of 192 residential units and a clubhouse/pool office. The development site lies south of the floodway line on the property where the existing elevation is approximately 252.0. The clubhouse/pool office will be used for the marketing, selling, leasing, construction, and maintenance of the Apartment Development and will also be used for management of the development after the buildings are completed. There will also be a swimming/pool located at the clubhouse/pool office site. The development will feature upscale apartment buildings. The Marina development consists of 11 docks which contain approximately 427 watercraft slips. The development lies north of the floodway line to the edge of the southern navigation channel line in the Arkansas River. The Marina development will be a full service facility that includes: a floating full service restaurant, marine fueling facility, transient boat dockage, a boat travel lift system, fishing pier, and public walking promenades. Covered and uncovered boat slips will be provided for boats ranging in size from personal water crafts to yachts of 130-feet in length. Shore service for the boat slips will include dockside lighting, cable/internet, potable water, outlets for single and three phase electricity, slip-side sanitary sewer pump out stations and boat cleaning. The floodway property will include pavement for unloading and parking. The Owner of the Marina-Apartment project has discussed with the City of Little Rock staff the concept of creating a City Park on the property with the strong possibility of including a public boat launch ramp. Extending the River Trail System, along this project has also been discussed with the City’s Parks Department. The request includes a variance to allow advanced grading of the site including installation of the seawall, permission to install fencing and a temporary guard shack, allowance for parking in the floodway, and a sign variance. The request includes a monument sign for the Rock City Yacht Club to be a monument sign 8-feet by 20-feet. The request also includes signage identifying the City Park, a sign identifying the residences at Harbor Towne and a sign located along Bond Street identifying the Rock City Yacht Club. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 4 The request also includes a waiver of the requirements of the City’s Stormwater Detention Ordinance since all runoff from the Marina-Apartment project will run into the Arkansas River which will be totally unaffected by any detention that might be accomplished on the site. Any flow that would extend from this site directly into the river would be totally insignificant. There are variances from the typical standards of the City’s Landscape Ordinance. The development will incorporate vegetative bio-swales in the parking lots to aid in surface runoff and introduce native plant materials within the development. B. EXISTING CONDITIONS: The site is vacant and was previously cleared. The Arkansas River is located to the north of the site and single-family homes on smaller lots are located to the south of the site. East of the site is a large power line. Immediately west of the site is the FOP meeting facility. The Presidential Library and the offices for Heifer International are located further west. The streets abutting the site are substandard streets, very narrow with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the East Little Rock Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bond Avenue including 5-foot sidewalks with the planned development. The new back of curb should be located 18 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Due to the proposed traffic volumes accessing the site, full street improvements to 2nd Street west from Bond Avenue including 5-foot sidewalks should be constructed with the planned development. 2nd Street should be constructed to a 36 foot width. A pedestrian crosswalk should be installed at the east leg of the 2nd Street-Bond Avenue intersection. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 5 3. The public right-of-way will end at the crosswalk west of the parking area west of the round-a-bout. A concrete driveway apron should be installed where the public right-of-way ends on 2nd Street at the 4-driveways accessing the park, apartments, marina, and boat launch. 4. Due to the proposed use of the property, the Master Street Plan specifies that 2nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 5. Due to the proposed use of the property, the Master Street Plan specifies that Bond Avenue for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 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) 379-1805 (Travis Herbner). 7. A grading permit in accordance with Section 29-186 (c) & (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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum finished floor elevation of the inhabitable structures on the property must be at least 1 foot above the base flood elevation and shown on any approved plans and/or plats. 10. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. The permit has been issued. 11. The proposed site is within the adopted regulatory floodway. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or a building permit. At completion of construction, a final letter of map revision must be submitted and approved by the Federal Emergency Management Agency prior to the issuance of the final certificate of occupancy. 12. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 13. Alteration or use of the levee will require approval from the Little Rock Pulaski County Levee District prior to the start of work. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 6 14. Per Section 36-341 no structure shall be closer than twenty-five (25) feet to any established floodway line. The storage or processing aboveground and the storage belowground of material and fuel which is flammable or explosive or which could otherwise be injurious to human, animal or plant life in time of flood shall be unlawful. Floodways shall be kept free of structural involvement including 15. 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 (Greg Simmons) for more information. 16. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 17. The proposed park design should be reviewed by the Little Rock Parks Department Contact Mark Webre at 371-6851 for additional assistance. 18. 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. 19. Provide the grading and construction phasing plan. 20. Due to the proposed use of the property, the Master Street Plan specifies that 3rd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 21. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to 3rd Street including 5-foot sidewalks with the planned development. The new back of curb should be placed at 18 feet from centerline with at least 20 feet of pavement provided. 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. 23. Private access is proposed for the property east of 3rd Street off the abandoned Kimball Street 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 31 feet from back of curb to back of curb with sidewalks. A concrete apron must be installed at the intersection of the private street and 4th Street. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 7 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: 54” and 60” Outfall line is located in vicinity of the project. No construction is allowed within the easement of the existing outfall. Contact Little Rock Wastewater prior to any construction activity on the site. Entergy: No comment received. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 4. 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). If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 5. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Over 1.4 mile from Route #12 President Library/East 6th Street Bus Route. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 8 Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the East Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) and Park/Open Space (PK/OS) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. And 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 PCD (Planned Commercial District), expired to PCD (Planned Commercial District) to re-instate the previously approved expired PCD for a marina and apartment development. Master Street Plan: Bond Avenue is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along the Arkansas River. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. It appears that parking, landscaping, and other amenities are located outside the property line. A franchise agreement will be required in conjunction with any amenities being located within the public right-of-way. The City cannot approve construction or grading on other entities property. 3. The parking area should be twenty foot (20) for a space (depth) and twenty foot (20) for the backup area at any/all locations that are not designed for truck/trailers/boat maneuvering etc. It appears there may be room for reducing the amount of concrete and impermeable area(s). 4. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. These islands must be evenly distributed throughout the site. 5. Fifty percent (50%) of the trees must be three (3”) inches minimum caliper at the time of planting. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 9 6. Depending upon the height of the buildings being proposed, the building landscaping trees will need to meet the City height and type. 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 site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were a few outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide the proposed signage plan and the hours of dumpster service. Staff also questioned if the Levee District had provided approval of the applicant’s proposal to allow parking and the construction of the walking trail within their ownership. Staff requested the maximum building height of the proposed structures. Public Works comments were addressed. Staff stated street construction to Bond Avenue and 2nd Street would be required to meet commercial street standards. Staff also stated any alteration to the levee would require approval by the Little Rock Pulaski County Levee District prior to the start of work. Staff stated streetlights installation was required with the redevelopment of the site. Landscaping comments were addressed. Staff stated interior islands were to be a minimum of 300 square feet in area to receive credit for interior landscaping. Staff stated with the development of the site a landscape plan prepared by a registered landscape architect would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 10 H. ANALYSIS: The applicant submitted a revised site plan and responses to the issues that were raised at Subdivision Committee. The applicant met with City Staff to discuss and work through many of the issues. The proposal includes the development of a City Park and an extension of the River Trail. The City owns several lots within the proposed development area. Resolution No. 13,089 adopted by the Little Rock Board of Directors on February 16, 2010, was to accept JAPB, LLC, as the successful bidder for a contract to develop a marina, development of a portion of the Arkansas River Trail and assist in developing a park within the City. On October 23, 2009, the City issued RFP 9248 as a request for proposals to park land and marina development. This developer was the only response to the bid to the proposal. The Resolution states details of the final contract were to take place between the City Manager and the developer. The contractual agreement would then be reviewed and approved by the Board of Directors. The development is proposed to be constructed in four (4) phases with the initial phase projected to start in 2013 and the final phase to be completed by 2016. Phase I consists of the City park, boat launch ramp and the first phase of the marina. Phase II consists of the first four (4) apartment buildings, the clubhouse and the second phase of the marina. Phase III consists of the remaining apartment buildings and the third phase of the marina. The final phase, Phase IV is the restaurant. Parking and driveways will be constructed in conjunction with the various phases. The ships store will be constructed with the market demand. The ships store will include a floating restaurant with commercial sales located inside with beer and alcohol sales, vendor booths, bathrooms and shower facilities and fuel sales. There will be an area for fuel storage located outside the floodplain. The applicant is requesting the placement of landscape strip between the rows of parking less than the typical ordinance standards. The applicant has indicated Bio-swales will be incorporated into the landscape strips and a number of the plant materials will be native to the area. The interior islands appear to comply with the minimum standards of the landscape ordinance. The landscape islands must be a minimum of 300 square feet in area to receive credit toward fulfilling the landscape ordinance requirements. The areas proposed for building landscaping and common area more than exceeds the typical ordinance requirement. Seven (7) of the eight (8) apartment buildings are three (3) stories in height and contain 24 units each. The eighth (8th) building is four (4) stories in height and contains 25 units. The tallest building is approximately 65 feet in height. The site August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 11 plan indicates the placement of covered parking within the residential portion of the development. Signage consists of a monument-style ground mounted sign at the intersection of Bond and East 2nd Streets. No specifics on the sign were submitted. Staff believes the maximum height and area should be ten (10) feet and one-hundred (100) square feet respectively. Directional signage and wall signage is requested for the restaurant. Due to the nature of the restaurant, wall signs are requested on all facades; facing the shore and the river. The signage will be limited to a maximum of ten (10) percent of the façade area on which it is placed. Signage will be placed on the fuel storage tank identifying the Rock City Yacht Club. The size of lettering has not been determined. The plan indicates a maximum of 10-feet in height and 30-feet in width. A monument sign will be located at the entrance to the residential development identifying the Residences at Harbor Towne. The applicant has not included the sign size. Staff recommends the sign will be a maximum of six (6) feet in height and sixty-four (64) square feet in area. Dumpsters will be located at various sites around the property within the residential portion of the property. The dumpsters will be screened to comply with the Code. The applicant has indicated dumpsters will be added to the City Park area and Phase I of the marina if and when needed. The applicant has indicated the City will be responsible for placement of the dumpsters and collection of the dumpsters. Dumpster pickup will be limited to daylight hours only. Site lighting will be low-level and directional, directed downward and into the site. Decorative fencing will be placed at points to distinguish public areas from private. Details are still being worked on. The maximum height of the fencing will be 8-feet. The applicant is requesting a waiver of the stormwater detention ordinance due to the site’s proximity to the river. Staff believes the applicant should comply with the Ordinance by submitting funds in-lieu. A minimum pavement width of 18-feet along with curb, gutter and sidewalk will be added to Bond Street. A minimum of 36-feet of pavement with curb, gutter and sidewalk is proposed on East 2nd Street. The full requirement of thirty (30) feet of right of way dedication cannot be obtained due to the constraint of the levee. Staff supports the dedication as proposed. The pedestrian crosswalk on 2nd Street should be constructed within the 2nd Street/Bond Street intersection perpendicular to 2nd Street. A variance from City Code Section 36-342(h)(2) specifically pertaining to structures closer than 25 feet from the floodway; structural involvement including fences, open storage of materials, equipment, vehicle parking and other August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 12 impediments to the free flow of floodwaters is being requested. The applicant proposes to construct the buildings up to the floodway line and is requesting a variance from the required twenty-five (25) foot setback from the floodway. Staff supports this variance since access easements will be provided through the development to the floodway at points where driveways will be in place to provide access. The request includes a variance to allow advance grading of future phases with construction of Phase 1. The applicant has indicated all the site work will be completed with the first phase of the development to allow the site to balance and eliminate the need to haul material from the site to only bring material back to the site when development of a particular phase begins. Two parking lots are shown south of the levee on East 3rd Street. The eastern parking lot located at East 2nd and Reichardt Street is property owned by the City of Little Rock. The applicant indicates the parking is proposed primarily for users of the City parking and River Trail System. The second lot is indicated north of 4th Street on Kimball Street on property owned by the Levee District. The users of this parking area are also anticipated to be users of the City Park and the River Trail System. Staff is supportive of the proposed development. The project, in fairly similar form, has been approved twice previously. Agreements are being secured from the owners of properties within the development, including the City of Little Rock and the Levee District. Approval of all owners of property within the development must be obtained prior to the item being forwarded to the Board of Directors. I. STAFF RECOMMENDATION: Staff recommends approval of the application subject to compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. Staff recommends that the monument style, ground mounted sign be a maximum of 10 feet in height and 100 square feet in area on Bond Street and a maximum of six (6) feet in height and 64 square feet in area to identify the residential development. Staff recommends that approval be provided by all owners of properties located within the development prior to the item being considered by the Board of Directors. Staff recommends that the applicant comply with the stormwater detention ordinance by providing funds in-lieu of stormwater detention. August 22, 2013 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-7919-D 13 Staff recommends approval of the requested right-of-way dedication, floodway setback and floodway easement variances. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. Staff presented a recommendation that the monument style, ground mounted sign be a maximum of 10 feet in height and 100 square feet in area on Bond Street and a maximum of six (6) feet in height and 64 square feet in area to identify the residential development. Staff presented a recommendation that approval be provided by all owners of properties located within the development area prior to the item being considered by the Board of Directors. Staff presented a recommendation that the applicant comply with the stormwater detention ordinance by providing funds in-lieu of stormwater detention. Staff presented a recommendation of approval of the requested right-of-way dedication, floodway setback and floodway easement variances. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 11 FILE NO.: Z-8194-A NAME: TL Addition Short-form PD-R LOCATION: Located on Taylor Loop Road just North of Hinson Road DEVELOPER: TLL Developer 12100 Rainwood Road #26 Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 5.74 acres NUMBER OF LOTS: 31 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Patio home development VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request dated August 1 requesting deferral of this item to the October 3, 2013, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 1, 2013, requesting deferral of this item to the October 3, 2013, public hearing. Staff stated they were supportive of the deferral request. August 22, 2013 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8194-A 2 There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 12 FILE NO.: Z-8833-A NAME: Massey Short-form PCD LOCATION: Located on the East side of Highway 300, just North of Chenal Parkway DEVELOPER: Jeff Massey 10225 Barret Road Roland, AR 72135 ENGINEER: McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 3.39 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Contractor’s Office and Contractor’s Maintenance Yard VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On January 24, 2013, the Little Rock Planning Commission provided a recommendation of approval of a rezoning request of this site and additional property located to the south of this site to allow the rezoning from R-2, Single-family to PCD. The requested rezoning contained 5.1 acres. The redevelopment of the site consisted of six (6) covered parking areas for recreational vehicles, boats, buses, trailers, etc. along with 60 uncovered parking spaces for this same type of vehicle storage. The item was presented to the Board of Directors on April 16, 2013. The Board of Directors approved the request to rezone the site to PCD. The Mayor vetoed the approval and the rezoning was denied. August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is to rezone 3-acres located on Highway 300 from R-2, Single-family to PCD, Planned Commercial Development, to allow the creation of two lots and the construction of a building on each lot to be used as a contractor’s office and contractor’s maintenance yard. There will be an area of outdoor storage for contractor’s equipment located within a screened area behind the buildings. The proposal includes the allowance of this area to be graveled and not paved as typically required by City ordinance. The hours of operation are from 6 am to 8 pm six days per week. The property is located outside the City limits of Little Rock but is located within the City’s Extraterritorial Planning Jurisdiction. B. EXISTING CONDITIONS: The property abuts the City limits on the south side. The site contains a non-residential building which was formerly used as a commercial business/truck repair. South of the site there is a single-family home and a beauty salon. The immediate area is primarily residential uses with homes located on large tracts. There are non-residential uses and zoning located north of the site at the intersection of East Pinnacle Road (C-1, Neighborhood Commercial) and West Pinnacle Road (PCD) on the north side. There is undeveloped O-3, General Office District zoned property to the south of this site. Further south is undeveloped C-3, General Commercial District zoned property. 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 along with the Coalition of West Little Rock Neighborhoods, the Aberdeen Court Property Owners Association and the Duqesne Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Hwy 300 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. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Hwy 300 including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline adjacent to the subject property. August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 3 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. 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. 5. 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 (Greg Simmons) for more information. 6. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. Driveways are required to be spaced 150 feet from property lines and 300 feet from other driveways. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. AHTD is currently conducting a review of the application pertaining to required street improvements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Located outside the City limits, City sewer is not available. Provide Septic Certification and/or Approval from the Arkansas Department of Health. Entergy: This plat has been forwarded to Entergy Transmission since the property runs along the north edge of the T-line Easement with parking spaces shown in the easement. There do not appear to be any conflicts with Entergy Distribution. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 4 3. 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. 4. 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. 5. 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. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. 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. 8. 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. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) 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. 10. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 5 County Planning: 1. Obtain septic approval from AHD and fire department approval from volunteer fire department. 2. Dedicate Right of Way as required to equal one-half of 90 feet (45 feet) from centerline. 3. Obtain driveway permit from Pulaski County Public Works (340-6800). 4. Need to plat lots. 2 new lots are being created. 5. Obtain variance for construction to Master Road Plan standards for Hwy 300. 6. Label easement or Right of Way for overhead power lines. 7. Show front 40' setbacks. 8. Show state plane coordinates for 2 property corners. 9. Show source of title. 10. Tie survey to two section corners. CATA: Approved as submitted. Located on the HWY 10 #25 Pinnacle Mountain Express Route Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to allow the development of office/warehouse facilities with outdoor storage on the site. Master Street Plan: Highway 300 is a Minor Arterial on the Master Street Plan. 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 Highway 300 since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 6 Bicycle Plan: A Class II Bike Lanes are shown along Highway 300. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. The property located to the south is zoned residentially. The zoning buffer ordinance would typically require the placement of a 28.86-foot landscape strip adjacent to this site. Seventy percent of the area is to remain undisturbed. Utility easements can not count in computing the depth of the buffer. The parking area and a portion of the building are located within the required land use buffer. 3. Screening will be required along the northern, eastern and southern perimeters where adjacent to residentially zoned and/or used property. 4. A small amount of building landscaping will be required with the development of the site. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) Mr. Pat McGetrick of McGetrick Engineering was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff questioned if the storage areas would be graveled or paved. Staff also questioned if there would be dumpsters located on the site and the hours of service of the dumpster facilities. Staff requested Mr. McGetrick provide the proposed construction materials for the buildings. Public Works comments were addressed. Staff stated a dedication of right of way was required along Highway 300 to 45-feet from centerline. Staff also stated the City’s Stormwater Detention Ordinance would apply to the development of the site and requested Mr. McGetrick show the proposed location of the detention facilities on the site plan. Staff stated the Highway Department was reviewing the request to determine if street improvements would be required. Landscaping comments were addressed. Staff stated a street buffer was required along Highway 300 with an average depth of 28.8 square feet. Staff stated screening was required along the northern, southern and eastern August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 7 perimeters. Staff also stated an automatic irrigation system would be required to water landscaped areas. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional 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 a number of the issues raised at the August 1, 2013, Subdivision Committee meeting. The revised plan indicates the placement of a single drive shared between the two lots. The Arkansas Highway and Transportation Department has indicated no boundary street improvements to Highway 300 will be required. AHTD indicates there is a concern with sight distance. The Engineer has certified there is ample sight distance from the relocated driveway and he will verify with AHTD prior to construction. The revised site plan includes a dumpster location for each of the individual lots and a note indicating the hours of dumpster service would be limited to daylight hours. The business hours of operation are from 6 am to 8 pm six (6) days per week. The detention areas have been indicated on the site plan. The request is to rezone 3-acres from R-2, Single-family to PCD, Planned Commercial Development, to allow the creation of two lots and the construction of a building on each lot to be used as a contractor’s office and contractor’s maintenance yard. Tract 1 is indicated containing 1.48 acres and Tract 2 containing 1.91 acres. The property is located outside the City limits of Little Rock but is located within the City’s Extraterritorial Planning Jurisdiction. Since the property is located outside the City limits the development will not be allowed to connect to City sewer. The applicant has indicated septic systems will be provided for each of the individual lots. The applicant states prior to construction of the building, septic approval from the Arkansas Department of Health will be obtained. The building located on Tract 1 contains 5,000 square feet with 11 parking spaces. The building located on Tract 2 contains 10,000 square feet and 21 parking spaces. The site plan indicates an area of outdoor storage on each of the lots for storage of contractor’s equipment and materials. The area will be screened with a six (6) foot opaque screening fence and located behind the buildings. August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 8 The developer proposes the areas of storage will be graveled. Section 36-508 states all areas subject to wheeled traffic are to be paved. The applicant has indicated paving materials will not hold up to the machinery to be placed within this area. The applicant is requesting to be allowed to place a hard packed gravel within the storage area. Signage has not been indicated on the site plan. Staff recommends, if approved, signage is limited to signage allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. Building signage should be limited to ten (10) percent of the façade area abutting the public street. The buildings are proposed as single story buildings constructed with a residential appearance. The maximum building height proposed is 25-feet. The roof will be constructed of standing seam metal or with asphalt shingles. The front exterior of the buildings will be wood, brick, stucco or stone or a combination of materials. The applicant is requesting to use vinyl or metal siding on the sides and rear of the buildings. There will be overhead doors on the rear of the buildings to allow access into the building for storage of equipment or materials. Staff is not supportive of the proposed rezoning of the site to allow the use of the property for a contractor’s office and contractor’s maintenance yard. Staff does not feel this site is appropriate for the contractor’s office and contractor’s maintenance yard. The Land Use Plan shows Residential Low Density (RL) for this property. The area is developed primarily as residential with single-family homes located on large tracts. Just to the south is an area shown on the City’s Future Land Use Plan as Office and Multi-family. Staff feels the outdoor storage aspect of this development is too intense for this area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. The Chair informed the applicant there were eight (8) Commissioners present. The Chair stated it was the Commission’s practice that when fewer than nine (9) Commissioners were present the applicant was offered the option of deferral to a later meeting to allow more members to be present to hear the request. The Chair stated for an item to be approved six (6) positive votes were required. August 22, 2013 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8833-A 9 Mr. Pat McGetrick requested a deferral of the item. The Chair informed Mr. McGetrick the item would be deferred to the October 3, 2013, Subdivision Hearing. A motion was made to approve the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 13 FILE NO.: Z-8878 NAME: Southern Star Concrete, Inc. Long-form PD-I LOCATION: Located at 16101 Alexander Road DEVELOPER: Southern Star Concrete, Inc. 16101 Alexander Road Little Rock, AR 72209 ENGINEER: William D. Ford, PE PMI Engineers 3512 S. Shackleford Road Little Rock, AR 72205 AREA: 12.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family, Non-conforming concrete plant ALLOWED USES: Concrete plant PROPOSED ZONING: PD-I PROPOSED USE: Recognized existing use VARIANCES/WAIVERS REQUESTED: None requested. Staff has had no contact with the applicant since the initial filing. The applicant was not present at the August 1, 2013, Subdivision Committee meeting. Staff recommends deferral of this item to the October 3, 2013, public hearing. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was not present. There were no registered objectors present. Staff presented the item stating there had been no contact with the applicant since the initial filing. Staff stated the applicant was not present at the August 1, 2013, Subdivision Committee meeting. Staff presented a recommendation of deferral of this item to the October 3, 2013, public hearing. August 22, 2013 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8878 2 There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 14 FILE NO.: Z-8879 NAME: Epperson Short-form PD-R. LOCATION: Located at 321 North Spruce Street DEVELOPER: Adam Epperson 321 N. Spruce Street Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72085 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family residential and accessory dwelling – Hillcrest Design Overlay District VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-3, Single-family to PD-R to allow the reconstruction of an existing garage structure located on the site, add an accessory dwelling and construct a single car carport within the rear yard of the site. The property is located within the Hillcrest Design Overlay District which as specific development criteria. There are two variations from the typical development standards of the Overlay. The applicant is seeking approval to allow the upper level of a new garage to be used as a guest quarters. The existing garage is a two story structure in need of August 22, 2013 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8879 2 replacing. The upper level of the garage has been used as a guest quarters in the past. With the new construction the guest quarters will contain a kitchenette and bathroom, but will not have a separate address or utility meter. The ground floor will be used for typical residential storage. The applicant is also requesting to place a single car carport within the rear yard area adjacent to the two story garage. The Hillcrest Overlay allows a maximum of 40 percent coverage of the rear yard setback. The garage and stairs will occupy 36.8 percent of the rear yard setback. The carport increases the coverage of the rear yard setback to 59.4 percent. The east and south side of the carport will be open; the west and east side will be open above the 6-foot tall fence. B. EXISTING CONDITIONS: The property is located within the Hillcrest Neighborhood mid-block between B and Lee Streets. The house to the north is currently under renovation. Street parking is allowed on the applicant’s side of the block. This area is predominately single-family on typical 50-foot wide Hillcrest lots. The alley located behind the home is functional and it appears a number of the residents utilize the alley for rear yard parking. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Public alley in the rear is not maintained by City of Little Rock. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater for additional information. Entergy: Caution – Entergy provides service to this house via the alley behind the house. Care should be exercised as the power lines are overhead. If construction is within 10-feet of any power line, then contact Entergy for assistance. All NESC and OSHA clearance requirements must be maintained. August 22, 2013 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8879 3 Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3. 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. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Approved as submitted. Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. County Planning: No comment. CATA: Approved as submitted. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. This category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized August 22, 2013 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8879 4 by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDR (Planned District Residential) to allow for the addition to the home and build an assessor dwelling on the site. This site is within the Hillcrest Design Overlay District. Master Street Plan: North Spruce is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. This street 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff stated the site was located within the Hillcrest Design Overlay District which had specific development criteria. Staff noted the alley located along the rear property line was not maintained by the City. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the August 1, 2013, Subdivision Committee meeting. The request is a rezoning from R-3, Single-family to PD-R to allow the reconstruction of an existing garage structure located on the site, add an accessory dwelling and construct a single car carport within the rear yard of the site. The property is located within the Hillcrest Design Overlay District which has established criteria for development of residential lots. An addition will also be completed to the existing home. The existing home contains 2,116 square feet and a 900 square foot addition is proposed. There are two variations from the typical development standards of the Overlay. A new two story garage will be added along the alley within the rear 25-feet of August 22, 2013 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8879 5 the lot. The garage is proposed 24-feet by 16-feet with a maximum height of 25-feet from the grade plane. The staircase to access the upper level of the garage is located on the south side of the proposed garage. The garage is indicated less than 5-feet from the northern property line. The applicant has indicated this setback may be increased at the time of redevelopment depending on the cost to construct the fire walls as required by Building Codes. The applicant is seeking approval to allow the upper level of a new garage to be used as a guest quarters. With the new construction the guest quarters will contain a kitchenette and bathroom, but will not have a separate address or utility meter. The applicant has indicated the unit will not be rented. The ground floor will be used for typical residential storage. The applicant is also requesting to place a single car carport within the rear yard area adjacent to the two story garage. The carport is proposed as a single story building. The carport is 24-feet by 13-feet containing 286 square feet. The carport is indicated at 14-feet from the southern property line. A paved uncovered parking space is located adjacent to the carport along the southern perimeter of the lot. The site plan indicates the placement of a six (6) foot wood fence along the perimeters of the site on the north and south sides and in the rear yard around the parking pad and carport structure extending to the east and connecting with the alley. The Hillcrest Overlay allows a maximum of 40 percent coverage of the rear yard setback. The garage and stairs will occupy 36.8 percent of the rear yard setback. The carport increases the coverage of the rear yard setback to 59.4 percent. The east and south side of the carport will be open; the north and west side will be open above the 6-foot tall fence. Staff is supportive of the request. Staff does not feel the allowance of an accessory building along with an increase in the allowed rear yard coverage as proposed will adversely impact the area. The new construction and addition to the home will comply with all other standards of the Hillcrest Design Overlay District. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. August 22, 2013 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8879 6 PLANNING COMMISSION ACTION: (AUGUST 22, 2013) 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 and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 15 FILE NO.: Z-5845-B NAME: Reservoir Flat Addition Short-form PD-R Revocation LOCATION: Located on the East side of Reservoir Road, approx. 0.75 miles North of Rodney Parham Road and 1 mile South of Cantrell Road DEVELOPER: Jack Larrison Larrison and Company 10016 West Markham Street Little Rock, AR 72205 ENGINEER: Thomas Engineering 3810 N. Lookout Road North Little Rock, AR 72116 AREA: 2.2 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Townhouse development PROPOSED ZONING: R-5 – Multi-family residential BACKGROUND: Ordinance No. 17,085 adopted by the Little Rock Board of Directors on January 16, 1996, rezoned the site from R-5 Zoning District to PD-R to allow development of a residential complex. The proposal included 2.2 acres and was proposed as a townhome community. The developer proposed to construct 15 attached homes; there was one duplex building, three tri-plex buildings, and one four-plex building. The homes were proposed as two story buildings. Each of the homes was to be located on a stand-alone lot served by private streets. The development has not occurred. The applicant is requesting a revocation of the PD-R zoning and the restoration of the R-5 Zoning District. August 22, 2013 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-5845-B 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Per Section 36-454(d) The owner of an approved PD or PUD may, for cause, request repeal of the ordinance establishing the development when it has been determined that the development will not occur. A written request may be filed with the City staff at any time up to three (3) years after the date of adoption of the ordinance creating the PUD or PD. The request shall set forth the cause of the repeal. According to the ordinance, the Planning Commission recommendation on the repeal request shall be forwarded to the Board of Directors for their consideration. The board of directors may grant or deny the request or return the request to the planning commission for further study. If the request is approved, an ordinance shall be adopted repealing the PUD or PD. The owner has stated the townhouse development will not occur. The owner is requesting the PD-R zoning be revoked and the R-5, Multi-family Zoning District zoning be restored. B. EXISTING CONDITIONS: The site is undeveloped and partially wooded. The southern boundary of the site abuts Grassy Flat Creek, and this area was previously dedicated to the City as open space. Abutting the site to the south is an OS zoned tract along the Grassy Flat Creek Floodway, and beyond the creek, to the south, is R-2, Single-family zoned property. Across Reservoir Road to the west is a large residential development in an R-2, zoned area. North of the site is R-5 zoned property developed with townhomes. 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 along with the Sturbridge Neighborhood Association were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (August 1, 2013) The applicant was not present. Staff presented the item stating the request was a revocation of the previously approved PCD zoning. Staff stated there were no outstanding technical issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. August 22, 2013 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-5845-B 3 E. STAFF RECOMMENDATION: Staff recommends the current PD-R zoning classification be revoked and the previously held R-5, Multi-family Zoning District be restored. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented a recommendation that the current PD-R zoning classification be revoked and the previously held R-5, Multi-family Zoning District be restored. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. August 22, 2013 ITEM NO.: 16 FILE NO.: LA-0054 NAME: Village at Brodie Creek, Lot 12 Advanced Grading Variance Request LOCATION: Adjacent to Colonel Glenn Plaza Drive north of Colonel Glenn Road APPLICANT: Hank Kelley APPLICANT’S REPRESENTATIVE: Tim Daters, White-Daters & Associates AREA: Approximately 9.25 acres CURRENT ZONING: C2 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance grade by clearing and excavating approximately 9.25 acres. A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to advance grade by clearing and excavating approximately 9.25 acres adjacent to Colonel Glenn Plaza Drive north of Colonel Glenn Road. Advanced grading is requested on preliminary platted lots 4, 5, 9, 11, and 12 of the Village at Brodie Creek Subdivision. The applicant proposes to cut excavated material from lots 4, 5, and 9 and fill lots 11 and 12. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. Fill material is proposed to be excavated from the site and placed on lots within the Brodie Creek Subdivision. B. EXISTING CONDITIONS: 4.5 acres of the 9.25 acres is sloped and tree covered. The remaining area to be advanced graded is already cleared. East of lot 12 and lot 11 is Interstate 430. The view from Interstate 430 is obscured by elevation change. South of lot 12 is the existing Crain automobile dealership. Lot 12 is planned to be an expansion of the existing car dealership. South of Lot 5 is undeveloped lots 3 and 4 owned by the Parker automotive group zoned C2 and the Baptist Hospital School of Nursing zoned C2. West of lot 5 is undeveloped lot 6 owned by the applicant and zoned O2. Beyond lot 6 is Bowman Road. The advanced graded area is viewable from Bowman Road from the southwest. North of lot 5 is the proposed extension of Colonel Glenn Plaza Drive. North of lot 9 is the Brodie Creek floodway. Beyond Brodie Creek are large tracks of developed and undeveloped properties zoned R2. August 22, 2013 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0054 2 C. NEIGHBORHOOD COMMENTS: At the time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. As of the time of writing, staff has not received any telephone calls or emails with questions or desiring additional information. D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (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. 2. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 3. Per Sec. 29-197(9) storm water detention must be constructed on site in accordance with Chapter 29 and maintained following completion of grading activities. Show location(s) of detention facility(s). 4. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Retaining walls designed to exceed 15 ft in height are required to seek a variance for construction. Provide proposed wall elevations. 6. Prior to construction of retaining walls, a 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. 7. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 8. Per Sec. 29-197(3) provide line of sight illustrations from adjacent street(s) and properties for review by the Planning Commission. 9. Per Sec. 29-179(5), undisturbed areas designated for temporary buffers shall be kept undisturbed except for reasonable access to the site. The width of the temporary buffer strip shall be 6% of the lot width and depth. The minimum width shall be 50 ft where the property is adjacent to other properties. The minimum width shall be 80 ft where the subject property is adjacent to arterial streets (W. 36th St & Bowman Road). In no event shall these temporary strips be less than the width of the permanent buffers required for the development. The minimum required width shall not exceed 100 ft. Label and delineate undisturbed buffer areas. August 22, 2013 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0054 3 10. Construction access points should be shown on the grading plan. 11. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 12. At the completion of land alteration activities, a minimum of 6 inches of suitable top soil shall be placed over all disturbed areas and permanent vegetative cover shall be established. Top soil shall be suitable clay or silt loam soil capable of supporting perennial vegetation. If on-site soil is suitable, the top soil may be stripped from the site prior to grading, or suitable soil may be brought in from off-site. 13. Per Sec. 29-197(12), all erosion and stabilization controls, including permanent vegetation and plantings and stormwater detention systems are to be maintained by the responsible part for a period of 2 years following completion of site grading. 14. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more often if required by CLR shall be provided to encourage perennial grass growth. 15. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the grading activities. 16. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 17. Public works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of maintenance bond. 18. Staked orange fencing must be installed along the open space undisturbed buffer areas during construction to prevent access into these buffer areas. 19. Plans shall provide for visual screening of the completed area by providing undisturbed perimeter buffer strips and earthen berms. Berms should be constructed adjacent to the constructed Brodie Creek Blvd. and adjacent to the future Brodie Creek Blvd. if the property does not develop simultaneously. A berm should be installed along the southern property line of Lot 11. A berm should be installed adjacent to the future Brodie Creek Cove if the property does not develop simultaneously. 20. Prior to the issuance of a grading permit, vegetation must be established on all disturbed areas in the subdivision not currently under construction. August 22, 2013 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0054 4 E. LANDSCAPE COMMENTS: 1. No comments F. SUBDIVISION COMMITTEE: Joe White of White-Daters & Associates was present representing the applicant. Staff presented an overview of the variance application. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: The applicant is proposing to clear and grade approximately 9.25 acres. Of the 9.25 acres proposed to be disturbed, approximately 4.5 acres is tree covered. The remainder has already been partially excavated by a previous advance grading variance. The maximum cut is approximately 42 ft and the maximum fill is approximately 26 ft. The excavated material will be moved within the Village at Brodie Creek subdivision between lots 4, 5, and 9 and lots 11 and 12. The material will not be trucked over constructed streets. Street construction will start after the advanced grading is completed. If any damage to city streets or infrastructure occurs, the damage will be required to be repaired by the applicant prior to the acceptance and release of the 2 year maintenance bond and the issuance of any certificates of occupancy. Mud, dirt or any debris tracked on paved surfaces must be periodically removed. Erosion control devices will be used during grading operations. The property will be graded to sheet flow stormwater and not pond on the property except in the constructed detention facilities. No slopes will be steeper than 3:1. Maintenance of erosion controls, detention facilities, and construction entrances will occur as needed during the grading period. Within 14 days of completion of the final grading, the disturbed area will be graded with 6 inches of top soil and seeded and vegetated with native grasses. When vegetation is established, the erosion control devices can then be removed. The applicant did not provide line of sight illustrations. The applicant has agreed though to install berms of sufficient height to obstruct views from adjacent properties. The berms will be installed across the disturbed areas adjacent to Brodie Creek Cove and Colonel Glenn Commercial Plaza. A berm will be installed on the east side of the proposed Brodie Creek Cove and on the north and south sides of the proposed extension of Colonel Glenn Plaza Drive. A berm is proposed to be installed along the southern property line of lot 5 to obstruct views from the Baptist Hospital property. Staff was told the Parker Auto Group does not desire a berm along the southeast property line of lot 5 adjacent to their property (lot 4). A letter will be provided from Parker confirming the request. Berms will be installed to obstruct views from adjacent public streets and properties unless construction occurs simultaneously on the lots being advanced graded. Berms or buffer are not required along I-430 due the elevation change naturally obscures the view. August 22, 2013 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LA-0054 5 Orange fencing will be installed along areas not be disturbed to prevent entry. The applicant has also agreed to stabilize to staff’s satisfaction previously excavated lots 2, 3, and 14 prior to the issuance of a grading permit to advance grade lots 5, 9, 11, and 12. H. RECOMMENDATION: Staff recommends approval of the advanced grading variance request subject to compliance with the comments and conditions as outlined in paragraphs D of the agenda staff report. In addition to paragraph D, the variance request is subject to compliance with the following conditions: 1. Berms are to be installed on lots 5, 9, and 12 to obstruct views from adjacent properties and public streets; 2. Stabilize to staff’s satisfaction previously excavated lots 2, 3, and 14 in the Village at Brodie Creek subdivision prior to the issuance of a grading permit to advance grade lots 4, 5, 9, 11, and 12. PLANNING COMMISSION ACTION: (AUGUST 22, 2013) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the advanced grading variance request subject to compliance with the comments and conditions as outlined in paragraph D of the agenda staff report. In addition to paragraph D, the variance request is subject to compliance with the following conditions: 1. Berms are to be installed on Lots 5, 9, and 12 to obstruct views from adjacent properties and public streets; 2. Stabilize to staff’s satisfaction previously excavated Lots 2, 3, and 14 in the Village at Brodie Creek subdivision prior to the issuance of a grading permit to advance grade Lots 4, 5, 9, 11, and 12. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. W w F W 4 D P� FOR d C N ►E LU U) LU w �j Z Q U) m Z m w Q Z i W J August 22, 2013 There being no further business before the Commission, the meeting was adjourned at 4:15 e.m. D Chairman Se etary