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HomeMy WebLinkAboutpc_09 14 2023 LITTLE ROCK PLANNING COMMISSION SUMMARY AND MINUTE RECORD SEPTEMBER 14, 2023 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. II. Members Present: Jimmy Brown Todd Hart Marlon D. Haynes Paul Latture Alicia McDonald Steven Person Diana M. Thomas Michael Vickers Robby Vogel Members Absent: Two Open Positions City Attorney: Shawn Overton III. Approval of the Minutes of the August 10, 2023 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION AGENDA SEPTEMBER 14, 2023 OLD BUSINESS: Item Number: File Number: Title: A. Z-9760 Reding Properties – STR-2 – PCD 1117 Kavanaugh Blvd. B. Z-9761 McGrath 1 – STR-2 – PCD 407 N. Van Buren Street C. Z-9762 McGrath 2 – STR-2 – PCD 710 Beechwood Street D. Z-9795 Queen Beans – PD-C Northwest corner of Hermitage Road and Autumn Road E. S-1882-A The Grove at Old Oak – Preliminary Plat North end of Old Oak Drive, west of Black Street F. Z-9807 Rezoning from I-2 to R-3 2718 Welch Street Item Number: File Number: Title: 1. Z-9814 White Group Home – Special Use Permit 10014 Chicot Road 2. Z-9816 Wold Accessory Dwelling – CUP 6112 Red Bud Lane 3. Z-9763 Rezoning from R-2 to I-1 5000 S. Shackleford Road Agenda, Page Two NEW BUSINESS: (Continued) Item Number: File Number: Title: 4. LU2023-14-02 Land Use Plan Amendment – Geyer Springs East – Residential Low (RL) to Commercial (C), 4400 Baseline Road 4.1. Z-9815 Rezoning from R-2 to C-3 4400 Baseline Road 5. Z-9817 Rezoning from R-3 & O-3 to PR West side of Jonesboro Drive, between I-630 & W. 12th Street 6. Z-5817-M Cantrell West – PCD 15122 Cantrell Road 7. Z-7381-B Lyon College – Revised POD One World Avenue 8. Z-7500-J Hamilton Station Phase 2 – Revised PCD North of 14524 Cantrell Road 9. Z-9602-A Forward Properties STR-2 – PD-C 526 S. Oak Street 10. Z-9602-B Forward Properties STR-2 – PD-C 524 S. Oak Street 11. Z-9818 Chicot Tire Shop – PD-C 7101 Baseline Road 12. Z-9819 Infinity Homes STR-2 – PD-C 209 S. Brown Street 13. Z-9820 Masiello STR-2 – PD-C 602 Valmar Street 14. Z-9822 Pinnacle Place Senior Living – PD-R South side of Mabelvale West Road, East of Otter Creek E. Blvd. 15. Z-9823 Cottages at Pinnacle Place Senior Living – PD-R East end of Otter Creek South Road September 14, 2023 ITEM NO.: A FILE NO.: Z-9760 NAME: Reding Properties – STR-2 - PCD LOCATION: 1117 Kavanaugh Blvd. DEVELOPER: Holly Reding (Owner) 9 Glenridge Road Little Rock, AR 72205 hollymreding@gmail.com (501) 454-7896 OWNER/AUTHORIZED AGENT: Holly Reding (Owner) 9 Glenridge Road Little Rock, AR 72205 hollymreding@gmail.com (501) 454-7896 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.18 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.18-acre property located at 1117 Kavanaugh Blvd from R-3 to PCD to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. September 14, 2023 ITEM NO.: A (Cont.) FILE NO.: Z-9760 2 It is an existing multi-family apartment building with five (5) units in the building with two (2) being used as short-term rentals. B. EXISTING CONDITIONS: The request is in the Heights / Hillcrest Planning District as well as the Hillcrest Design Overlay District. The multifamily apartment building has been operating as a short term rental (STR) since 2020. The property contains an existing brick two store structure. Access is provided from a concrete walkway which extends from Kavanaugh Blvd. The property utilizes on-street parking directly in front of the building. The property is primarily surrounded by R-4 zoning. The Future Land Use Map shows a large area of Residential Low Density (RL) in all directions. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. September 14, 2023 ITEM NO.: A (Cont.) FILE NO.: Z-9760 3 Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Heights / Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-2 (Single Family District) to PCD (Planned Commercial Development). The request is to allow the site to be used for Short Term Rental. Surrounding the application area is Residential Low Density (RL) to the east, west, and north. These areas are developed platted single-family subdivisions. To the south is shown an area of developed Residential Medium Density (RM). The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. As Kavanagh Blvd approaches West Markham Street, areas of developed Residential High Density (RH) and developed Commercial (C) are shown. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. The Commercial (C) 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. This site is within the Hillcrest Design Overlay District. Master Street Plan: Kavanaugh Blvd is shown on the Master Street Plan Map as a Collector. Collectors are roads designed to connect traffic from Local Streets to Arterials or to activity centers, with the secondary function of providing access to adjoining property. Right of way is 60’. Sidewalks are required on one side of Collectors. This street may require dedication of additional right-of-way and may require street improvements. September 14, 2023 ITEM NO.: A (Cont.) FILE NO.: Z-9760 4 Bicycle Plan: Kavanaugh Blvd is shown on the Master Bike Plan Map with an existing Class III Bicycle Route. These are routes designated with only signage for bicycle use. These routes use the existing vehicular area, with no physical separation. Historic Preservation Plan: This site is in the Hillcrest National Historic District. H. ANALYSIS: The applicant proposes to rezone 0.18-acre property located at 1117 Kavanaugh Blvd from R-3 to PD-C to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. It is an existing multi-family apartment building with five (5) units in the building with two (2) being used as short-term rentals. The request is in the Heights / Hillcrest Planning District as well as the Hillcrest Design Overlay District. The multifamily apartment building has been operating since 2020. The property contains an existing brick two store structure. Access is provided from a concrete walkway which extends from Kavanaugh Blvd. The property utilizes on-street parking directly in front of the building. The property is primarily surrounded by R-4 zoning. The Future Land Use Map shows a large area of Residential Low Density (RL) in all directions. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes “development standards” for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: b.) Development Standards. 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short- Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single-Family Residential Standard. September 14, 2023 ITEM NO.: A (Cont.) FILE NO.: Z-9760 5 5. Parking plan must be provided with permit application. Off-Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid and payment of annual Business License received. 10. Smoke alarms shall be installed, all smoke alarms shall meet local and state standards ( current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel-fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC-type extinguisher shall be mounted where readily accessible. September 14, 2023 ITEM NO.: A (Cont.) FILE NO.: Z-9760 6 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/ShortTerm Rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1 )-day rental. All trash pick-up shall comply with requirements for residential one–and two-family residential zones. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PCD zoning request. Staff is in support the requested PCD rezoning. Staff believes the request is reasonable and that the proposed PCD use is appropriate for this location. I. STAFF RECOMMENDATION: Staff recommends approval of the PCD zoning request, subject to compliance with all comments and conditions noted in the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. Item remained on the Consent Agenda for Approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was approved. September 14, 2023 ITEM NO.: B FILE NO.: Z-9761 NAME: McGrath 1 – STR-2 - PCD LOCATION: 407 N. Van Buren Street DEVELOPER: Anna McGrath (Owner) 18 Sunset Drive Cammack Village, AR 72207 Annafreeland2@gmail.com (501) 786-0165 OWNER/AUTHORIZED AGENT: Anna McGrath (Owner) 18 Sunset Drive Cammack Village, AR 72207 Annafreeland2@gmail.com (501) 786-0165 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501)-888-5336 brookssurveying@att.net AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: R-4 VARIANCE/WAIVERS: None requested. September 14, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-9761 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.16-acre property located at 407 North Van Buren Street from R-4 to PCD to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. It is an existing tri-plex apartment building. One (1) of the units will be utilized as s short-term rental. B. EXISTING CONDITIONS: The request is in the Heights / Hillcrest Planning District. The multifamily apartment building has been operating long term rental for eight (8) years. The property contains an existing brick structure. Access is provided from a concrete walkway which extends from Van Buren Street that allows entrance to the three (3) units. The property has ample parking. The property is primarily surrounded by R-4 zoning. The Future Land Use Map shows a large area of Residential Low Density (RL) in all directions. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. September 14, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-9761 3 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Heights / Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-4 (Two Family District) to PCD (Planned Commercial Development). The request is to allow the site to be used for Short Term Rental. Surrounding the application area is developed Residential Low Density (RL) in all directions. To the south a block along Van Buren St approaching West Markham St are areas of Suburban Office (SO), Office (O), and Commercial (C). The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. These areas a developed with medical services and a bakery. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities and is developed with medical services and a bank. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. These areas are developed with restaurants, a hotel, and a convenience store with gas pumps. Master Street Plan: Van Buren St is Minor Arterial a on the Master Street Plan Map. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be limited allow for continuous traffic flow while still allowing some access to adjoining property, Deceleration Lanes are required. Right of way is 90 feet. Sidewalks are required on both sides. C Street is a Local Street. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. Right-of-way is 50’. Sidewalks September 14, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-9761 4 are required on one side. These streets may require dedication of additional right- of-way and may require street improvements. Bicycle Plan: Van Buren Street is shown on the Master Bike Plan Map with an existing Class II Bike Lane. These are routes designated by painted strips separating the bikeway from motor vehicle traffic and intended for the sole use by bicycles. Additional pavement markings and signage is required. Historic Preservation Plan: This site is 1 block west of the Hillcrest National Historic District. H. ANALYSIS: The applicant proposes to rezone 0.16-acre property located at 407 North Van Buren Street from R-4 to PCD to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. It is an existing tri-plex apartment building. One (1) of the units will be utilized as a short-term rental. The request is in the Heights / Hillcrest Planning District. The multifamily apartment building has been operating long term rental for eight (8) years. The property contains an existing brick structure. Access is provided from a concrete walkway which extends from Van Buren Street that allows entrance to the three (3) units. The property has ample parking. The property is primarily surrounded by R-4 zoning. The Future Land Use Map shows a large area of Residential Low Density (RL) in all directions. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes “development standards” for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: b.) Development Standards. 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short- Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. September 14, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-9761 5 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single-Family Residential Standard. 5. Parking plan must be provided with permit application. Off-Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid and payment of annual Business License received. 10. Smoke alarms shall be installed, all smoke alarms shall meet local and state standards (current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel-fired appliances in the unit or the unit has an attached garage. September 14, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-9761 6 12. Five (5)-pound ABC-type extinguisher shall be mounted where readily accessible. 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short-Term Rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1 )-day rental. All trash pick-up shall comply with requirements for residential one–and two- family residential zones. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PCD zoning request. Staff is in support the requested PCD rezoning. Staff believes the request is reasonable and that the proposed PCD use is appropriate for this location. I. STAFF RECOMMENDATION: Staff recommends approval of the PCD rezoning request, subject to compliance with comments and conditions noted in the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 9, 2023) The applicant was not present. Staff informed the Commission that the applicant submitted a letter to staff on February 21, 2023 requesting this application be deferred to the June 8, 2023 agenda. Staff supported the deferral request. The application was placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent, 1 abstain (Brown). September 14, 2023 ITEM NO.: B (Cont.) FILE NO.: Z-9761 7 STAFF UPDATE: The applicant submitted a letter to staff on May 15, 2023 requesting this application be deferred to the September 14, 2023 agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (JUNE 8, 2023) Staff informed the Commission that the application needed to be deferred to the September 14, 2023 agenda. The item was placed on the Consent Agenda for deferral to the September 14, 2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The application was deferred. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) Opposition was raised for Z-9761 and it was pulled from the Consent Agenda. The applicant was not present. The item was then deferred to the October 12, 2023 Agenda. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was deferred. September 14, 2023 ITEM NO.: C FILE NO.: Z-9762 NAME: McGrath 2 – STR-2 - PCD LOCATION: 710 Beechwood Street DEVELOPER: Anna McGrath (Owner) 18 Sunset Drive Cammack Village, AR 72207 Annafreeland2@gmail.com (501) 786-0165 OWNER/AUTHORIZED AGENT: Anna McGrath (Owner) 18 Sunset Drive Cammack Village, AR 72207 Annafreeland2@gmail.com (501) 786-0165 SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501)-888-5336 brookssurveying@att.net AREA: 0.17 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01 CURRENT ZONING: O-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.17-acre property located at 710 Beechwood Street from O-3 to PCD to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. It is an existing six-plex apartment building. One (1) of the units will be utilized as a short-term rental. September 14, 2023 ITEM NO.: C (Cont.) FILE NO.: Z-9762 2 B. EXISTING CONDITIONS: The request is in the Heights / Hillcrest Planning District as well as the Hillcrest Overlay District. This site is also in the Hillcrest National Historic District. The multifamily apartment building has been operating long term rental for Five (5) years. The property contains an existing two-story brick apartment building. There are eight (8) parking spots in the front of the building and an additional five (5) spots in the rear alley between Beechwood and Palm streets. The property is primarily surrounded by PCD and residential zoning. The Future Land Use Map shows a large area of Residential High Density (RH) with Commercial (C) being to the south. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. September 14, 2023 ITEM NO.: C (Cont.) FILE NO.: Z-9762 3 Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Heights / Hillcrest Planning District. The Land Use Plan shows Residential High Density (RH) for the requested area. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. The application is to rezone from O-3 (General Office District) to PCD (Planned Commercial Development). The request is to allow the site to be used for Short Term Rental. Surrounding the application area to the east and west is Residential High Density (RH). This area is a mix of single-family houses and multi-unit structures. South to Kavanaugh Blvd is Commercial (C) with banking and restaurants. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. North of I Street is developed Residential Low Density (RL) and an area of Residential Medium Density (RM) with apartments. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. This site is within the Hillcrest Design Overlay District. Master Street Plan: Beechwood St is a Local Street. A Local Street which abuts non-residential or residential use which is more intense than duplex or two-unit residential is a Commercial Street. These streets have the same design standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. This street may require dedication of additional right-of-way and may require street improvements. Bicycle Plan: The Master Bike Plan Map does not show existing or proposed facilities in this area of Beechwood Street. September 14, 2023 ITEM NO.: C (Cont.) FILE NO.: Z-9762 4 Historic Preservation Plan: This site is in the Hillcrest National Historic District. H. ANALYSIS: The applicant proposes to rezone 0.17-acre property located at 710 Beechwood Street from O-3 to PCD to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. It is an existing six-plex apartment building. One (1) of the units will be utilized as a short-term rental. The request is in the Heights / Hillcrest Planning District as well as the Hillcrest Overlay District. This site is also in the Hillcrest National Historic District. The multifamily apartment building has been operating long term rental for Five (5) years. The property contains an existing two-story brick apartment building. There are eight (8) parking spots in the front of the building and an additional five (5) spots in the rear alley between Beechwood and Palm streets. The property is primarily surrounded by PCD and residential zoning. The Future Land Use Map shows a large area of Residential High Density (RH) with Commercial (C) being to the south. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes “development standards” for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: Development Standards: 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short-Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single-Family Residential Standard. 5. Parking plan must be provided with permit application. Off-Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is September 14, 2023 ITEM NO.: C (Cont.) FILE NO.: Z-9762 5 proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid, and payment of annual Business License received. 10. Smoke alarms shall be installed; all smoke alarms shall meet local and state standards (current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel-fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC-type extinguisher shall be mounted where readily accessible. 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short- Term Rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. September 14, 2023 ITEM NO.: C (Cont.) FILE NO.: Z-9762 6 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1)-day rental. All trash pick-up shall comply with requirements for residential one–and two- family residential zones. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PCD zoning request. Staff is in support the requested PCD rezoning. Staff believes the request is reasonable and that the proposed PCD use is appropriate for this location. I. STAFF RECOMMENDATION: Staff recommends approval of the PCD rezoning request, subject to compliance with the comments and conditions noted in paragraph E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. The item remained on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was approved. September 14, 2023 ITEM NO.: D FILE NO.: Z-9795 NAME: Queen Beans – PD-C LOCATION: Northwest corner of Hermitage Road and Autumn Road DEVELOPER: Katie Mac (Queen Beans) 5400 Chenonceau Blvd Little Rock, AR 72225 OWNER/AUTHORIZED AGENT: Katie Mac (Queen Beans) (Owner) 5400 Chenonceau Blvd Little Rock, AR 72225 SURVEYOR/ENGINEER: Koda Engineering P.O. Box 26634 Bryant, AR 72022 AREA: 0.134 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 4 CENSUS TRACT: 24.07 CURRENT ZONING: R-2 VARIANCE/WAIVERS: The applicant is requesting two access variances from City Code 31-210 (e) (2) for this development. First, they are requesting one ingress and one egress access points on this property. The code requirement for distance between these two points is a minimum of 250 feet. The applicant is requesting a reduction to 61.45 feet. Second, the code requirement for distance of access points from property lines calls for a minimum of 125 feet. The applicant is requesting a reduction to 16.50 feet for the egress access on the west side of the property, and a reduction to 61.40 feet for the ingress access on the eastern portion of the property. September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the property from R-2 to PD-C in order to construct a Queen Beans (drive-thru only) coffee shop on a 5,848 square foot parcel. This tract of land is located adjacent to Chenal Parkway at the northwest corner of Hermitage Road and Autumn Road. B. EXISTING CONDITIONS: The property is in a primarily commercial area. The parcel is a triangular lot at the corner of Hermitage Road and Chenal approximately 5,848 square feet in area. The surrounding property designations include C-3 Commercial as well as PUD and PCD parcels. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Department engineering staff did not give approval for the traffic engineering consultant who performed the traffic impact study submitted to use an existing Queen Beans development in another city to estimate the volumes of vehicular trips this proposed development will generate. Traffic engineering consultant needs to use ITE Trip Gen. Category 938 (Coffee/Donut Shop with Drive-through and No Indoor Seating) for trip generation calculations. This is the closest official land use category that the consultant can use for this proposed development for analysis per ITE Trip Generation Manual. When Department engineering staff use ITE Code 938 for trip generation calculations (360 sq.ft.), staff outputs 124 trips for AM Peak hour (IN & OUT combined), instead of 26 trips combined per the submitted traffic impact study. The expected queuing for this many trips will block Hermitage Road & Autumn Road intersection as well as Chenal Pkwy. & Autumn Road intersection. This anticipated queueing will shut down both intersections creating adverse traffic operations for the traveling public and business owners in the area. Traffic impact study shall be revised, re-evaluated, and resubmitted for Department engineering staff’s review. 2. Future building permits will be required through the Department of Planning and Development for any new buildings on site and be required to meet all state building codes and land alteration codes and ordinances adopted by the City of Little Rock. 3. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 3 to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 4. Any infrastructure within public right of way that is currently damaged or damaged during construction will be repaired or replaced at developer’s expense before a final certificate of occupancy can be released for the building. This includes but not limited to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete driveway aprons. All work within the public right-of- way shall conform to City of Little Rock Public Works Standard Details and ADA accessibility requirements. 5. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 6. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 7. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B. (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 8. Per City Code 31-210 (e) (2) for collector streets, driveway spacing shall be two- hundred fifty (250) feet. Driveway spacing shall be centerline to centerline or centerline to right of way of an intersecting collector street or street of higher classification. Minimum spacing from the property line shall be one hundred twenty-five (125) feet. Revise driveway on site plan to meet above requirements accordingly or request a variance from this City Code requirement from the Planning Commission on the planned zoning development application. 9. If a grading permit is not required for the proposed site work, all construction work must include appropriate drainage and erosion control measures (i.e., silt fencing, mulching, hydro-seeding, etc.) to protect the municipal storm water drainage system and neighboring properties from sediment runoff. New development may be subject to inspections for compliance. September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: 1. A sewer extension may be required. Please submit wastewater plans to LRWRA for review and approval. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 5 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Parks and Recreation: No comments received. County Planning: No comments. September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 6 F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. 2. A land use buffer equivalent to six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet . Easements cannot count toward fulfilling this requirement. The required screening shall extend the full length of a property where any outside activity is located for ten (10) feet on either side of such activity. The activities to be screened include, but are not limited to, parking lots, drives, sanitation areas, commercial static display of merchandise, loading docks, utility service facilities and heating and air conditioning equipment. Where development which requires screening abuts land use of a more restrictive nature at least eighty (80) percent of the view of the vehicular use area and parked vehicles shall be screened to not be visible when viewed from the adjacent property. A wooden fence may satisfy sixty-five (65) percent of the requirement and evergreen trees may be used to satisfy the balance. Screening standards are intended to apply during all seasons of the year. A minimum of fifty (50) percent of the trees and a minimum of seventy-five (75) percent of the shrubs to be used for screening purposes shall be evergreen varieties. Maximum spacings of fifteen (15) feet for trees and three (3) feet for shrubs should normally be utilized in order to provide continuous full screening of the view. 3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 7 shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. The interior landscape area of the vehicular use area shall, at a minimum, equal eight percent (8%) of the vehicular use area and must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Please indicate the square footage of the areas considered for the interior landscape area. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. Developments of less than one (1) acre shall have a water source within seventy-five (75) feet of the plants to be irrigated. 8. All lawn areas shall be sodded with a regionally appropriate turfgrass species. There should be no hydroseeding. 9. Evergreen shrubs should be containerized. All shrubs are to be a minimum of 18 inches in height at installation. 10. At least fifty (50) percent of landscape areas shall be covered by live plant material at the time of plant maturity. 11. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 12. 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-430 Planning District. The Land Use Plan shows Commercial (C) for the requested area. The Commercial (C) 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 application is to rezone from R-2 to PD-C for a drive-thru coffee shop. Surrounding the application area, west of Autumn Road on both sides of Chenal Parkway is an area of Commercial (C). The Commercial (C) category includes a broad September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 8 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. This area has restaurants, home furnishing retail, electronics retail, mini-storage and strip commercial uses. East of Autumn Road on both sides of Financial Center Parkway is an area of Mixed Office Commercial (MOC). The Mixed Office and Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. Within this area are strip commercial centers, offices, banking, and medical offices and institutions. The area of MOC was amended by Ordinance 20847 in 2014 from Public/Institutional (PI) and Commercial areas. Public/Institutional (PI) uses are public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. This site is in the Chenal Parkway Overlay District. Master Street Plan: Chenal Parkway is a Principal Arterial with alternate design on the Master Street Plan Map. Principal Arterials are roads designed to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Right-of-Way (ROW) of 100 feet is required. Sidewalks are required on both sides. Access may need to be limited to ensure traffic flow and pedestrian safety. Autumn Road is a Collector on the Master Street Plan Map. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials or activity centers with the secondary function of providing access to adjoining property. Standard Right-of-Way is 60 feet. Sidewalks are required on one side. Hermitage Road is a local street on the Master Street Plan. A Local Street which abuts non-residential or residential use which is more intense than duplex or two-unit residential is a Commercial Street. Commercial Streets have the same design standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. These streets may require dedication of additional right-of-way and may require street improvements. Bicycle Plan: There are no existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: There are no Historic Sites or Districts in the vicinity. September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 9 H. ANALYSIS: The applicant is requesting to rezone the property from R-2 to PD-C in order to construct a Queen Beans (drive-thru only) coffee shop on a 5,848 square foot parcel. This tract of land is located adjacent to Chenal Parkway at the northwest corner of Hermitage Road and Autumn Road. The property is in a primarily commercial area. The parcel is a triangular lot at the corner of Hermitage Road and Chenal approximately 5,848 square feet in area. The surrounding property designations include C-3 Commercial as well as PUD and PCD parcels. The applicant is requesting two access variances from City Code 31-210 (e) (2) for this development. First, they are requesting one ingress and one egress access points on this property. The code requirement for distance between these two points is a minimum of 250 feet. The applicant is requesting a reduction to 61.45 feet. Second, the code requirement for distance of access points from property lines calls for a minimum of 125 feet. The applicant is requesting a reduction to 16.50 feet for the egress access on the west side of the property, and a reduction to 61.40 feet for the ingress access on the eastern portion of the property. It is staff’s opinion that though the entire area has developed as a major commercial corridor for the City of Little Rock, this parcel is too small for the proposed development. We feel this development could cause a traffic issue at an already highly traveled intersection. I. STAFF RECOMMENDATION: Staff recommends denial of the requested PD-C zoning. PLANNING COMMISSION ACTION: (JULY 13, 2023) The applicant submitted a letter to staff on July 6, 2023, requesting this application be deferred to the August 10, 2023, Planning Commission agenda. Staff supports the deferred request. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. The application was deferred. PLANNING COMMISSION ACTION: (AUGUST 10, 2023) Staff informed the Commission that the applicant requested the application be deferred to the September 14, 2023 Agenda. Staff supported the deferral request. The application was September 14, 2023 ITEM NO.: D (Cont.) FILE NO.: Z-9795 10 placed on the Consent Agenda for deferral to the September 14, 2023 Agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The application was deferred. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present, representing the application. There were no persons registered in opposition. Staff presented the item and a recommendation of denial. Jeremiah Russell, who was representing the applicant, was present and explained the project. There was general discussion about the project. There was a motion to approve the application. The motion was seconded. The vote was 1 ayes, 8 nays, 0 absent and 2 open positions. The application was denied. September 14, 2023 ITEM NO.: E FILE NO.: S-1882-A NAME: The Grove at Old Oak – Preliminary Plat LOCATION: North end of Old Oak Drive, west of Black Street DEVELOPER: Calex Enterprises, LLC 3615 Doral Drive Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Calex Enterprises, LLC – Owner Joe White and Associates - Agent SURVEYOR/ENGINEER: Joe White and Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 3.46 acres NUMBER OF LOTS: 14 FT. NEW STREET: 400 linear feet WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Waiver of ½ street improvements to Black Street A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 3.46 acres into 14 lots for single family residential development. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly tree covered. A small pond is located within the north half of the property. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property abutting the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Contact Planning and Development Dept., Engineering Division at 501-371- 4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 2. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 3. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 4. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 5. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 3 6. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 7. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary analysis is required showing drainage data for all watercourses entering and leaving the plat boundaries. The storm drainage analysis shall be prepared in sufficient detail to illustrate the proposed system’s capability of accommodating storm events as required by the stormwater management and drainage manual. The preliminary plat shall also show drainage arrows indicating how drainage arrives at the site and drainage arrows how it leaves the site post development. Indicate where the storm sewer pipes and curb inlets are located within the development also. Additionally, provide profile and cross-sectional views of the detention structure outlet/spillway and detention calculations for the 25- and 100-year storm for the proposed detention pond/structure. Delineation of the drainage areas pre and post construction with respective discharges via rational method shall also be shown. The preliminary plat shall also contain all information as outlined in City Code Sec. 31-89 and 31-90. 8. Per City Code 31-434, a 50% maintenance bond for all street and stormwater infrastructure constructed within the public right of way shall be submitted to Department engineering staff prior to recording the final plat. Before the 50% maintenance bond can be accepted, a contract unit bid price for every street and stormwater infrastructure construction item within the public right of way shall be submitted to Department engineering staff for review and approval. 9. Per City Code 31-117, as built stormwater drainage infrastructure information/data shall be submitted prior to recording of the final plat. This information shall include but not limited to: pipe inverts, length of pipe, size of pipe, type of pipe, and type of inlets. 10. Per City Rev. Code 31-403 the Department requires street lighting plans to be submitted to the Department for review and approval before filing and recording of the final plat for the subdivision. The street lighting plans required shall include conduit and pull/junction box locations, street luminaire locations and mounting heights, wire sizes, current photometric data for the proposed fixtures, and subdivision street photometrics using the proposed fixtures that meet AASHTO Roadway Lighting Design Guide standards. 11. Department engineering staff is required to perform a final inspection of all street and stormwater infrastructure construction within the public right of way. City maintenance of the street and stormwater drainage infrastructure within the public right of way cannot officially begin until final acceptance by Department engineering staff. This needs to be completed and accepted by Department engineering staff prior to recording of the final plat. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 4 12. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 13. Street design standards shall comply with the latest version of the AASHTO A Policy on Geometric Design of Highways and Streets, City’s Master Street Plan (2018), and City’s Standard Details for street and drainage facilities improvements (2015). 14. Street stormwater and detention infrastructure design standards shall comply with the City’s Stormwater Management and Drainage Manual (2016) including City Code Chapters 29, 30, and 31. 15. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes, accessible ramps, and storm sewer infrastructure shall comply with City’s specifications for construction as outlined in City Code Chapters 30. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Submit the wastewater infrastructure plans to LRWRA for review and approval. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Storm water detention should not be directed toward the existing water utilities. Fire Department: Maintain Access: Fire Hydrants. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 5 Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 6 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant proposes to subdivide 3.46 acres of property into 14 lots for single family residential development. The applicant has provided the following information for the project: “The developer for this project would like to subdivide this property into a zero-lot line patio home development. This project contains approximately 3.46 acres and is located northeast of 4703 Old Oak Drive. The lot sizes proposed are approximately 0.10 acres, and the developer is proposing fourteen lots. The parcel is currently zoned R-2. The applicant is proposing to connect Old Oak Drive to Black Street as required on the Master Street Plan.” Section 31-234 of the City’s Subdivision Ordinance provides the following requirements for zero-lot-line developments: “Submission of a plat creating a zero-lot-line development shall be accompanied by a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown on all sides of September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 7 each lot for purposes of delineating the maximum buildable area of each lot and specify the zero-lot-line yard.” Section 31-232 requires a minimum lot width of 35 feet and a minimum lot depth of 100 feet for zero-lot-line developments. The applicant is proposing the following minimum building setbacks for the preliminary plat: Front: 25 feet minimum Rear: 25 feet minimum Side: 0 feet / 5 feet Lots 1, 3, 5, 8, 10, 12 and 14 will have zero (0) side building setbacks along their east side property lines and five (5) foot side setbacks along the west property lines. Lots 2, 4, 6, 7, 9, 11 and 13 will have zero (0) side setbacks along their west side property lines and five (5) foot setbacks along the east property lines. Tracts A, B and C will primarily be utilized for storm water detention. All of the proposed lots conform with the minimum lot width, lot depth and lot area requirements of city code. The applicant is requesting a waiver of the required ½ street improvements to Black Street as follows: “The developer will dedicate ½ the required right of way for Black Street as required. However, the developer is requesting a separate vote for the waiver of the ½ street requirements to be constructed along Black Street. The bridge is out on Black Street south of Cantrell Road and we understand there are no plans or funding to replace the bridge. Since this development doesn’t have any lots that front on Black Street, it doesn’t appear there are any justifications for the developer to construct these improvements.” Staff is supportive of the requested waiver of street improvements to Black Street. The applicant is providing a no vehicular access easement along the Black Street frontage. To staff’s knowledge, there are no outstanding issues associated with the proposed preliminary plat. Staff is supportive of the requested plat. The proposed plat is for four (4) single family lots per acre of property, which is under the typical single family density of six (6) lots per acre. Staff believes the proposed plat will have no adverse impact on the surrounding properties. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 8 I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 10, 2023) The applicant was present, representing the application. There were 9 persons registered in opposition. Staff presented the item and a recommendation for approval as outlined in paragraphs D and E and the “staff recommendation” above. Brian Dale, who was representing the applicant, was present and explained the project. Jennifer Pierce, Lee Greeson, Sonja Thornes, Nancy Robinson Lott, Andy Hill, Jonathan Kazem, Regina Norwood Brenda Henson and Richard Thomason spoke in opposition. They all raised concerns about traffic issues, and some requested a gate be installed at the end of Old Oak Drive. There was general discussion about the project. There was a motion to defer the application. The motion was seconded. The vote was 6 ayes, 2 nays, 1 absent and 2 open positions. The application was deferred to the September 14, 2023, Agenda. STAFF UPDATE: Staff understands the concerns of all the citizens who have addressed the Planning Commission regarding the connection of Old Oak Drive to Black Street/Pankey Avenue. Since the August 10, 2023 Planning Commission meeting, staff has met with the applicant and has agreed to a plan for the connection of Old Oak Drive. Initially, the connection of Old Oak Drive to the local residential roadways to the east is required. Pankey Avenue and other roadways running north from Pankey Avenue to Cantrell Road are designed and constructed to carry up to 2,500 vehicle trips per day. After the connection is made, the City of Little Rock will monitor the traffic counts on the local roadways. If traffic counts exceed 2,500 vehicle trips per day, the City of Little Rock will grant the developer approval to install a gate at the end of Old Oak Drive (at its intersection with Black Street). The gate will be able to remain until such a time that the local roadway(s) to the east are improved to handle increased vehicle trips per day. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present representing the application. There were 9 persons registered in opposition. Staff presented the item to the Commission. Brian Dale was representing September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 9 the applicant and explained the project. Melissa Jackson, Lee Greeson, Barbara Douglas, Sky Brower, Richard Thompson, Greg Mueller, Joan Adcock, Jennifer Pierce, Roberta Douglas all spoke in opposition. They were all concerned about traffic issues. Lee Greeson gave hand-outs to the Commission. There was extensive discussion about the project. The applicant requested to change his application to include a gate and knox box at the end of Old Oak Drive, at his expense. There was a motion to approve item E as amended by the applicant. The motion was seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was approved. September 14, 2023 ITEM NO.: F FILE NO.: Z-9807 NAME: Rezoning from I-2 to R-3 LOCATION: 2718 Welch Street OWNER/AUTHORIZED AGENT: Stephanie R. Tucker (Owner) 2706 Welch Street Little Rock, AR 72206 SURVEYOR/ENGINEER: Harbor 5800 Evergreen Drive Little Rock, AR 72205 AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 5 CURRENT ZONING: I-2 VARIANCE/WAIVERS: None requested. A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.15-acre site located at 2718 Welch Street from I-2 to R-3 to allow for the development of a single-family residence. B. EXISTING CONDITIONS: The site is currently undeveloped. Trees are sparsely located throughout the property. There is a mixture of zoning and uses in all directions of the site. The City’s Future Land Use Plan shows Mixed Use (MX) for the requested area. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. September 14, 2023 ITEM NO.: F (Cont.) FILE NO.: Z-9807 2 D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants: Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Landscape: No comments. September 14, 2023 ITEM NO.: F (Cont.) FILE NO.: Z-9807 3 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-30 Planning District. The Land Use Plan shows Mixed Use (MX) for the requested area. This 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. The application is to rezone from I-2 (Light Industrial District) to R-3 (Single Family District). Surrounding the application area is a large area of Mixed Use (MX) with a Faith-Based Institution, upholstery supply, auto services, and single-family homes. West and south is a Service Trades District (STD) with distribution warehouses, athletic fields and a discount retail store. The Service Trades District (STD) category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. This is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. East of the Mixed Use (MX) is Light Industrial (LI) with distribution warehouses. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. Master Street Plan: Welch Street is a local street on the Master Street Plan. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are no existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: There are no Historic Sites or Districts in the vicinity. September 14, 2023 ITEM NO.: F (Cont.) FILE NO.: Z-9807 4 H. ANALYSIS: The applicant proposes to rezone 0.15-acre site located at 2718 Welch Street from I-2 to R-3 to allow for the development of a single-family residence. The site is currently undeveloped. Trees are sparsely located throughout the property. There is a mixture of zoning and uses in all directions of the site. The City’s Future Land Use Plan shows Mixed Use (MX) for the requested area. This category provides for a mixture of residential, office and commercial uses to occur. The requested R-3 zoning does not require an amendment to the Land Use Plan. Staff is in support of the requested rezoning from I-2 to R-3 to allow for the development of a single-family residence. Staff feels the proposal is in character with the neighborhood and will have no adverse impact on the area. The subdivision was originally platted for single family homes in 1912. I. STAFF RECOMMENDATION: Staff recommends approval of the requested R-3 rezoning. PLANNING COMMISSION ACTION: (AUGUST 10, 2023) Staff informed the Commission that the applicant failed to send the required notifications to surrounding property owners. Staff recommended the application be deferred to the September 14, 2023 Agenda. The application was placed on the Consent Agenda for deferral to the September 14, 2023 Agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The application was deferred. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. Item remained on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays and 2 open positions. The application was approved. September 14, 2023 ITEM NO.: 1 FILE NO.: Z-9814 NAME: White Group Home – Special Use Permit LOCATION: 10014 Chicot Road DEVELOPER: Jonda White (Owner) 10014 Chicot Road Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Jonda White 10014 Chicot Road Little Rock, AR 72209 SURVEYOR/ENGINEER: N/A AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a Special Use Permit to allow for a group home facility to be operated in the existing single-family residence. The proposed group home facility will have a maximum of nine (9) residents. B. EXISTING CONDITIONS: The site contains a 1,370 square foot, one-story, two-family residence and is located along Chicot Road which the Master Street Plan classifies as a principal arterial. Office and commercial zoning and uses are contained to the north and September 14, 2023 ITEM NO.: 1 (Cont.) FILE NO.: Z-9814 2 south of the site along of Chicot Road. Residential zoning and uses make up the majority of the uses in the general area. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. September 14, 2023 ITEM NO.: 1 (Cont.) FILE NO.: Z-9814 3 H. ANALYSIS: The applicant is requesting a Special Use Permit to allow for a group home facility to be operated in the existing single-family residence. The proposed group home facility will have a maximum of nine (9) residents. The site contains a 1,370 square foot, one-story, two-family residence and is located along Chicot Road which the Master Street Plan classifies as a principal arterial. Office and commercial zoning and uses are contained to the north and south of the site along of Chicot Road. Residential zoning and uses make up the majority of the uses in the general area. No signage beyond that allowed in single-family and two-family zones will be permitted. The applicant notes nine (9) women will occupy the home. Second Chances Group Home for Women (SCGHW) will not provide services or have a supervisory staff at the facility. SCGHW will provide room and board to women who have reached out to organizations who are helping women find jobs, housing, and other services. The women will be referred to SCGHW until their housing come available. The applicant provided the following information regarding the benefit a group home may provide for women in recovery:  A structured environment: SCGHW will have set rules and routines that provide residents a sense of structure and stability. This can be especially beneficial for women in the early recovery process who may struggle to establish healthy habits and routines.  Supportive community: Living with other women in recovery can provide a sense of comradery and support. Residents can share their experiences.  Independence: Group homes provide a safe and sober living environment which allows residents to practice independent living. Residents at SCGHW will be responsible for cooking, cleaning, and other household chores, which will help them prepare for life outside of a treatment center. By living in a group home, women can learn to navigate real-world challenges and develop the skills they need to maintain sobriety once they leave. SCGHW wants to help women get that second chance. The applicant notes SCGHW will not provide transportation for the residents but there is public transportation, a Rock Region Metro bus stop which is available along Chicot Road at this location. Organizations who refer clients to SCGHW will get the clients to and from appointments. There is no anticipation for residents to drive. However, there is parking in the rear of the residence for residents to park September 14, 2023 ITEM NO.: 1 (Cont.) FILE NO.: Z-9814 4 if they have a car. The on-site parking located in front of the residence will be utilized for guest parking. The applicant submitted a bill assurance provided by the Pulaski County Clerk’s office. The bill of assurance was recorded in October 29, 1962. Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following provisions for Group Home Facilities, as adopted by the Board of Directors on September 6, 2005: 1. family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. (a) Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. (b) There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. (c) Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or probationer housing facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. 4. The need and provision for readily accessible public or quasi- public transportation. September 14, 2023 ITEM NO.: 1 (Cont.) FILE NO.: Z-9814 5 5. Access to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on-site parking. (d) The fire marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. (e) Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. To staff’s knowledge, there are no other transitional residential facilities within 1,500 feet of the property. Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by 9 persons is 950 square feet. As noted earlier the residential structure contains 1,370 square feet. Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. The applicant is proposing the following bedroom occupancy: (a) Bedroom #1: 165 square feet, total occupancy – 3 (b) Bedroom #2: 131 square feet, total occupancy – 2 (c) Bedroom #3: 90 square feet, total occupancy – 2 (d) Bedroom #4: 90 square feet, total occupancy – 2 The occupancy as proposed for bedrooms 1, 3 and 4 do not conform to Section 8-406(b) of the Code. Special Use Permits are not transferable in any manner. Permits cannot be transferred from owner to owner, location to location or use to use. Staff does not support the special use permit as requested. Although the overall square footage of 1,370 square feet complies with Section 8-406(a) of the code, the required minimum area per bedroom is deficient. Bedrooms 1, 3 and 4 do not September 14, 2023 ITEM NO.: 1 (Cont.) FILE NO.: Z-9814 6 comply with Section 8-406(b) of the code which requires seventy (70) square feet for the first occupant and fifty (50) square feet for each additional occupant. Other than not complying with this section of the code, staff generally has no issues with the proposed group home use. I. STAFF RECOMMENDATION: Staff recommends denial of the Special Use Permit as requested. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present and requested to be deferred to the October 12, 2023 Agenda. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was deferred. September 14, 2023 ITEM NO.: 2 FILE NO.: Z-9816 NAME: Wold Accessory Dwelling – Conditional Use Permit LOCATION: 6112 Red Bud Lane DEVELOPER: Emily Wold 6111 Red Bud Lane Little Rock, AR 72210 OWNER/AUTHORIZED AGENT: Emily Wold – Owner/Applicant SURVEYOR/ENGINEER: Smith and Goodson 7509 Cantrell Road, Suite 227 Little Rock, AR 72207 AREA: 2.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.26 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow an accessory dwelling on the R-2 zoned property located at 6112 Red Bud Lane. B. EXISTING CONDITIONS: There is a one-story brick single family residence located near the northwest corner of the property. A gravel driveway from Red Bud Lane serves as access to the property. September 14, 2023 ITEM NO.: 2 (Cont.) FILE NO.: Z-9816 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. September 14, 2023 ITEM NO.: 2 (Cont.) FILE NO.: Z-9816 3 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow an accessory dwelling on the R-2 zoned property located at 6112 Red Bud Lane. The property is comprised of 2.17 acres and is located on the east side of Red Bud Lane, east of Crystal Valley Road. The property is located outside the city limits, but within the City’s Extraterritorial Zoning jurisdiction. There is a one-story brick single family residence located near the northwest corner of the property. A gravel driveway from Red Bud Lane serves as access to the property. The applicant proposes to construct a one-story, 288 square foot accessory dwelling within the south half of the property. An 8 foot by 24 foot porch/deck will be located on the west side of the residence. The proposed accessory dwelling will be located over 80 feet back from the front (west) property line, and 50 feet or more from all other property lines. A gravel driveway will extend from the existing driveway to serve as access to the proposed accessory dwelling. A gravel parking pad will be located on the north side of the proposed accessory dwelling. September 14, 2023 ITEM NO.: 2 (Cont.) FILE NO.: Z-9816 4 The applicant notes that the property owner will reside in one (1) of the residences. The other residence will not be rented initially, but may be in the future. To staff’s knowledge, there are no outstanding issues associated with this application. Staff is supportive of the requested conditional use permit. The small accessory dwelling on this 2.17 acre property will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant submitted a letter to staff on August 29, 2023 requesting that this application be withdrawn. Staff supported this request. The item remained on the Consent Agenda for Withdrawal. There was a motion to withdraw the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was withdrawn. September 14, 2023 ITEM NO.: 3 FILE NO.: Z-9763 NAME: Rezoning from R-2 to I-1 LOCATION: 5000 S. Shackleford Road DEVELOPER: Nasrah Capital Investments, Inc. 281 Newman Drive North Little Rock, AR 72117 OWNER/AUTHORIZED AGENT: Nasrah Capital Investments, Inc. – Owner Hope Consulting Engineers – Agent SURVEYOR/ENGINEER: Hope Consulting Engineers 129 N. Main Street Benton, AR 72015 AREA: 10.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 10.03 acre property located 5000 S. Shackleford Road from R-2 to I-1 to allow for future light industrial development. B. EXISTING CONDITIONS: The property is mostly wooded, with varying degrees of slope. September 14, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9763 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Ensure the existing sewer line is in an easement for entire property. Submit the wastewater infrastructure plans to LRWRA for review and approval. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Sewer and Water easements for existing utilities should be shown on the survey. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. F ire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. September 14, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9763 3 Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. September 14, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9763 4 D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the 65th Street West Planning District. The Land Use Plan shows Light Industrial (LI) for the requested area. The Light Industrial 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 application is to rezone from R-2 to I-1 for industrial warehouses. Surrounding the application area is LI. On the west of Colonel Glenn Road is an industrial subdivision with office warehouses and heavy equipment maintenance complex. On the east side of Colonel Glenn Road is undeveloped woodland. September 14, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9763 5 To the northwest is a large area of commercial that fronts on Colonel Glenn Road. A land use amendment in 2021 changed use from LI. This area is currently wooded and undeveloped. Master Street Plan: South Shackleford is a Minor Arterial on the Master Street Plan Map. 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 on traffic and pedestrians. Bicycle Plan: South Shackleford is shown with proposed Class II bicycle lanes. A Bike Lane provides a portion of the pavement for the sole use of bicycles. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone the 10.03 acre property located at 5000 S. Shackleford Road from R-2 to I-1 to allow for future light industrial development. The property is currently undeveloped and wooded, with varying degrees of slope. All of the abutting properties are zoned I-1. There is a mixture of light industrial, commercial and residential zonings further to the north along Colonel Glenn Road. The City’s Future Land Use Plan designates the property as “LI” Light Industrial. The proposed I-1 zoning conforms with the future land use plan. Staff is supportive of the requested I-1 zoning. Staff believes the request is reasonable. All of the abutting properties are zoned I-1. The proposed I-1 zoning will represent a continuation of the existing zoning pattern in this area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested I-1 rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” September 14, 2023 ITEM NO.: 3 (Cont.) FILE NO.: Z-9763 6 above. The item remained on Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was approved. September 14, 2023 ITEM NO.: 4 FILE NO.: LU2023-14-02 NAME: Land Use Plan Amendment – Geyer Springs East – Residential Low (RL) to Commercial (C) LOCATION: 4400 Baseline Road OWNER/AUTHORIZED AGENT: Carlos Sosa 8220 A Stanton Road Little Rock, AR 72209 AREA: 0.50 acres ± WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07 CURRENT ZONING: R-2 Single Family District A. PROPOSAL/REQUEST: The applicant requests a Future Land Use Plan Map amendment in the Geyer Springs East Planning District changing approximately 0.5 acres from Residential Low Density (RL) to Commercial (C) at 4400 Baseline Road. The request is in the Geyer Springs East Planning District. The Land Use Plan Map shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The Commercial (C) 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. There is an accompanying rezoning request (Item: 4.1 Z-9815 R-2 to C-3). September 14, 2023 ITEM NO.: 4 (Cont.) FILE NO.: LU2023-14-02 2 B. EXISTING CONDITIONS/ZONING: The application area is currently vacant and zoned R-2 Single-Family Residential. R-2 (Single Family District) is for conventional single-family development with a minimum lot size of 7,000 square feet. To the east on the north side of Baseline Road is a large undeveloped tract zoned O-3 General Office. O-3 (General Office District) provides for the development of freestanding offices serving a broad range of public needs. North and west of the application area are developed tracts zoned R-2. The property on the west side has an abandoned single-family structure. Past the R-2 at the northwest corner of Baseline and Doyle Springs Road is a PCD with a car wash and a tract of C-3 General Commercial with mini-storage warehouses. A PCD (Planned Commercial Development) is used when commercial mixed-use development is proposed. A mix of residential, office and commercial is permitted. C-3 (General Commercial District) is for development of a broad range of general sales and service uses. South of Baseline Road at the intersection with Doyle Springs Road is a PCD with a shopping center under development. Continuing east is R-2 with two single- September 14, 2023 ITEM NO.: 4 (Cont.) FILE NO.: LU2023-14-02 3 family residences, two vacant lots, and a mobile-home park. Then a lot which has been vacant since 2012, and PD-C containing a radiator shop. C. NEIGHBORHOOD NOTIFICATIONS: Following are the neighborhood associations that the applicant was encouraged to contact concerning their application: OUR Neighborhood Association (Carla Coleman) – chines-coleman@sbcglobal.net; and Upper Baseline Windamere Neighborhood Association (Pamela Bingham) - colormepamco@comcast.net. Staff notified the same two associations of the application. Notice was also provided to all associations by the Planning & Development Department with notice of this hearing. G. TRANSPORTATION/PLANNING: Land Use Plan: September 14, 2023 ITEM NO.: 4 (Cont.) FILE NO.: LU2023-14-02 4 Surrounding the application area north of Baseline Road is Residential Low Density (RL) with developed single-family subdivisions to the north. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. Adjacent to site on west is Commercial (C) with 3 single- family residences coin-op car wash. The Commercial (C) 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. East is large wooded and undeveloped area of Office (O). The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. South of Baseline Road is Mixed Use (MX), with single-family residence, mobile home park, and vacant lots. The Mixed Use (MX) 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. Master Street Plan: Baseline Road is a Principal Arterial on the Master Street Plan Map. Principal Arterials are roads designed to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Right-of-Way (ROW) is 90 feet. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Baseline Road is shown with proposed Class II bicycle lanes. A Bike Lane provides a portion of the pavement for the sole use of bicycles. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The application area is in a partially developed portion of Little Rock. The land in the vicinity was annexed in 1982. The Future Land Use Plan Map shows Residential Low Density (RL) for the site. It is currently zoned R-2, Single-Family District. September 14, 2023 ITEM NO.: 4 (Cont.) FILE NO.: LU2023-14-02 5 The application site has been vacant since 2019 when a single-family structure was removed. The application site and the parcel to the west are accessed from Baseline Road and are zoned R-2 and shown as RL on the Future Land Use Map. The parcel to the west of the site has a vacant single-family home that has been boarded up. The land on the north of Baseline between North Lane and Doyle Springs Road has 3 residences in R-2, then the northeast corner of Baseline and Doyle Springs Road has car wash in a PCD. The north half of the western boundary of the application site abuts a nonconforming use with an auto repair which faces North Lane. North and on the west side of North Lane is a nonconforming use as a day care. The properties along North Lane are all zoned R-2. To the east of the application site is O-3 zoning amended by Ordinance 15,793 in 1990. Much of the development in the East Geyer Springs Planning District, occurred before annexation into the City of Little Rock and was not subject to zoning controls. This resulted in a haphazard placement of commercial uses encroaching into single-family residential neighborhoods. One of the prime purposes of the Land Use Plan is to protect and stabilize existing neighborhoods. Numerous curb cuts and uneven setbacks cause visual problems and create traffic hazards. The Land Use Plan has tried to address these problems by limiting the amount of commercial land use. The Plan attempts to discourage further strip commercial development along these major roads by showing Commercial at the major intersections and in areas of concentrated commercial use along the arterials. Along most of Baseline Road in areas of little to no existing commercialization the Plan shows Office (O) as the future development pattern. The application site is in a Residential Low Density area along the edge of a single- family neighborhood and is not at a major intersection. Adding a commercial use in this location conflicts with the Land Use Plans purpose to protect and stabilize existing neighborhoods. The introduction of non-residential use on this site could have impacts on the surrounding single-family developments. A change in an area such as this should only be done with protections for the existing residential areas. I. STAFF RECOMMENDATION: Denial of the request as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) This item was placed on the consent agenda for deferral. By a vote of 9 for, 0 against, 1 absent, and 1 vacant the consent agenda was approved. September 14, 2023 ITEM NO.: 4.1 FILE NO.: Z-9815 NAME: Rezoning from R-2 to C-3 LOCATION: 4400 Baseline Road DEVELOPER: Juan Carlos Sosa 8220 Stanton Road, Apt. A Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Juan Carlos Sosa – Owner Fernando Rayon – Agent SURVEYOR/ENGINEER: Smith and Goodson 7509 Cantrell Road, Suite 227 Little Rock, AR 72207 AREA: 0.504 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 0.504 acre property located at 4400 Baseline Road from R-2 to C-3 for future commercial development. B. EXISTING CONDITIONS: The property is undeveloped and mostly gravel covered. A gravel drive from Baseline Road serves as access to the property. September 14, 2023 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9815 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus September 14, 2023 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9815 3 access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. September 14, 2023 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9815 4 D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas September 14, 2023 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9815 5 Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Geyer Springs East Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-2 to C-3. Surrounding the application area north of Baseline Road is Residential Low Density (RL) with developed single-family subdivisions to the north.  The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. Adjacent to site on west is Commercial (C) with 3 single- family residences coin-op car wash. The Commercial (C) 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. East is large wooded and undeveloped area of Office (O). The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. South of Baseline Road is Mixed Use (MX), with single-family residence, mobile home park, and vacant lots. The Mixed Use (MX) category provides for a mixture of residential, office and September 14, 2023 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9815 6 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. Master Street Plan: Baseline Road is a Principal Arterial on the Master Street Plan Map. Principal Arterials are roads designed to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Right-of-Way (ROW) is 90 feet. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Baseline Road is shown with proposed Class II bicycle lanes. A Bike Lane provides a portion of the pavement for the sole use of bicycles. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone the 0.504 acre property located at 4400 Baseline Road from R-2 to C-3 for future commercial development. The site is currently undeveloped and mostly gravel covered. A gravel drive from Baseline Road serves as access to the property. Single family residences and zoning are located north, south and west of the site. A large undeveloped O-3 zoned property is located to the east. A mixture of zoning and uses is located further east and west along Baseline Road. The City’s Future Land Use Plan designates the property as “RL” Residential Low Density. A proposed land use plan amendment from “RL” to “C” Commercial is a separate item on this agenda. Staff is not supportive of the requested C-3 rezoning. Staff views the requested C-3 zoning as too intense for this site. The property is relatively small with single family residences located immediately to the north and west, and undeveloped O-3 zoned property to the east. Staff believes that the requested C-3 zoning does not comply with the existing zoning pattern in this area. I. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. September 14, 2023 ITEM NO.: 4.1 (Cont.) FILE NO.: Z-9815 7 PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant failed to send the notifications to surrounding property owners as required. Staff recommended this application be deferred to the October 12, 2023, Planning Commission agenda. The item remained on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was deferred. September 14, 2023 ITEM NO.: 5 FILE NO.: Z-9817 NAME: Rezoning from R-3 and O-3 to PR LOCATION: West side of Jonesboro Drive, between I-630 and West 12th Street DEVELOPER: City of Little Rock 500 West Markham Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: City of Little Rock – Owner Development Consultants, Inc. – Agent SURVEYOR/ENGINEER: Development Consultants, Inc. 2200 N. Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: Approx. 6.55 acres NUMBER OF LOTS: 37 lots FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 9 CENSUS TRACT: 18 CURRENT ZONING: R-3 and O-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone a total of approximately 6.55 acres located along the west side of Jonesboro Drive, between I-630 and West 12th Street, from R-3 and O-3 to PR for future parks development. B. EXISTING CONDITIONS: The property is undeveloped and partially tree covered, with varying degrees of slope. September 14, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-9817 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus September 14, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-9817 3 access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-3 & O-3 to PR. The application area is bound on the north by Interstate 630 and the south by W 12th Street. On the west is a large area of Residential Low Density (RL) with single- family residences. West along W 12th Street is Office (O) with medical and end of life services. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. East is Park/Open Space (PK/OS) and Public/Institutional (PI) with a public library. The Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The Public/Institutional (PI) category includes public and quasi-public facilities that provide a variety of services September 14, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-9817 4 to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Master Street Plan: South Van Buren Street, Maryland Avenue, West 10th Street, and West 11th Street are local streets.  A Local Street which abuts non-residential or residential use which is more intense than duplex or two-unit residential is a Commercial Street. These streets have the same design standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Master Bike Plan Map shows a proposed Class 3 Bicycle Route along Jonesboro Drive which is designated with only signage for bicycle use. These routes use the existing vehicular area, with no physical separation. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone a total of approximately 6.55 acres located along the west side of Jonesboro Drive, between I-630 and West 12th Street, from R-3 and O-3 to “PR” Park and Recreation District for future parks development. The property is comprised of the following platted lots: • All of Block 7, Cunningham’s Addition • All of Block 10, Cunningham’s Addition • All of Block 23, Cunningham’s Addition • Lots 4 thru 8, Block 26, Cunningham’s Addition The property is currently undeveloped and partially tree covered, with varying degrees of slope. There is a mixture of residential, parks, office and commercial uses and zoning in this general area along West 12th Street and I-630. The City’s Future Land Use Plan designates this property as “RL” Residential Low Density and “PK/OS” Park/Open Space. The proposed PR zoning will not require an amendment to the future land use plan. September 14, 2023 ITEM NO.: 5 (Cont.) FILE NO.: Z-9817 5 Staff is supportive of the requested PR zoning. Staff views the request as reasonable. There is a large area of PR zoning immediately to the north (across I-630), which includes the Little Rock Zoo and War Memorial facilities. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PR rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. The item stayed on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. September 14, 2023 ITEM NO.: 6 FILE NO.: Z-5817-M NAME: Cantrell West – PCD LOCATION: 15122 Cantrell Road DEVELOPER: John Rees (Owner) Rees Commercial 11719 Hinson Road, Suite 130 Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Jess Griffin 11719 Hinson Road, Suite 130 Little Rock, AR 72212 SURVEYOR/ENGINEER: Holloway Engineering 200 Casey Drive Maumelle, AR 72113 AREA: 3.80 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: R-2/PD-O VARIANCE/WAIVERS: STAFF UPDATE: The applicant submitted a letter to staff on August 21, 2023 requesting that the application be deferred to the October 12, 2023 agenda. Staff supports the deferral request. September 14, 2023 ITEM NO.: 6 (Cont.) FILE NO.: Z-5817-M 2 PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant submitted a letter to staff on August 21, 2023 requesting that the application be deferred to the October 12, 2023 agenda. Staff supported the deferral request. The item stayed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was deferred. September 14, 2023 ITEM NO.: 7 FILE NO.: Z-7381-B NAME: Lyon College – Revised POD LOCATION: One World Avenue DEVELOPER: One Health 610 President Clinton Ave, Suite 110 Little Rock, AR 72201 501-712-0067 Merritt.dake@onehealthcompanies.com OWNER/AUTHORIZED AGENT: One Health 610 President Clinton Ave, Suite 110 Little Rock, AR 72201 501-712-0067 Merritt.dake@onehealthcompanies.com SURVEYOR/ENGINEER: Daniel Fowler (Agent) Cromwell Architects Engineers, Inc. 1300 East 6th Street Little Rock, AR 72202 dfowler@cromwell.com (501) 372-2900 AREA: 25.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 2 CURRENT ZONING: POD VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to update the current POD for additional buildings and uses. The project includes the redevelopment of the existing Heifer International campus into a Dental and Veterinarian College campus. It includes a series of September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 2 new streets and extensive site development and construction of 5 new buildings: 1) Dental School 2) Veterinarian School 3) East Parking Deck 4) West Parking Deck 5) Student Center (expansion of existing building) and renovation of two (2) floors of the existing Heifer Headquarters Building. The project will include replatting the property with updated lot lines and street rights-of way. B. EXISTING CONDITIONS: This property is the old Heifer Headquarters Building. The request is in the I-30 Planning District. Surrounding the application area is Mixed Use Urban (MXU) and Park/Open Space (PK/OS). The Future Land Use Plan shows Mixed Use Urban (MXU) for the requested area. The application area is in the Presidential Park DOD. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: Any work involving one (1) or more acres of disturbed area require a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 1. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 2. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 3 BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 3. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 4. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 5. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 6. Contact Planning and Development Dept., Engineering Division at 501-371- 4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 7. Any infrastructure within public right of way that is currently damaged or damaged during construction will be repaired or replaced at developer’s expense before a final certificate of occupancy can be released for the building. This includes but not limited to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete driveway aprons. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA accessibility requirements. 8. Per City Code 31-117, as built stormwater drainage infrastructure information/data shall be submitted to the Department of Planning and Development Engineering Division prior to recording of the final plat. This information shall include but not limited to pipe inverts, length of pipe, size of pipe, type of pipe, slope of pipe, and type of inlets. 9. Per City Rev. Code Sec. 31-403, the Department requires street lighting plans to be submitted to the Department for review and approval before filing and recording of the final plat for the subdivision. The street lighting plans required shall include conduit and pull/junction box locations, street luminaire September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 4 locations and mounting heights, wire sizes, current photometric data for the proposed fixtures, and subdivision street photometrics using the proposed fixtures that meet AASHTO Roadway Lighting Design Guide standards. 10. Department engineering staff is required to perform a final inspection of all street and stormwater infrastructure construction. City maintenance of the street and stormwater drainage infrastructure within the public right of way cannot officially begin until final acceptance by Department engineering staff. This needs to be completed and accepted by Department engineering staff prior to recording the final plat. 11. Per City Code 31-434, a 50% maintenance bond for all street and stormwater infrastructure constructed within the public right of way shall be submitted to Department engineering staff prior to recording the final plat. Before the 50% maintenance bond can be accepted, a contract unit bid price for every street and stormwater infrastructure construction item within the public right of way shall be submitted to Department engineering staff for review and approval. 12. Street design standards shall comply with the latest version of the AASHTO A Policy on Geometric Design of Highways and Streets, City’s Master Street Plan (2018), and City’s Standard Details for street and drainage facilities improvements (2015). 13. Street stormwater and detention infrastructure design standards shall comply with the City’s Stormwater Management and Drainage Manual (2016) including City Code Chapters 29, 30, and 31. 14. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes, accessible ramps, and storm sewer infrastructure shall comply with City’s specifications for construction as outlined in City Code Chapter 30. 15. Boundary street improvements are required for E. 2nd Street, John Street, and World Avenue per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right- of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 16. World Avenue is considered a minor arterial per master street plan. Therefore, a total dedication of additional right of way equaling forty-five (45) feet to the City of Little Rock will be required. This total dedication of additional right of way will depend on the location of the centerline of the existing street and the centerline of the existing right of way. September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 5 17. E. 2nd Street and John Street are considered local streets per master street plan. Therefore, a total dedication of additional right of way equaling twenty- five (25) feet to the City of Little Rock will be required. This total dedication of additional right of way will depend on the location of the centerline of the existing street and the centerline of the existing right of way. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Submit the wastewater infrastructure plans to LRWRA for review and approval. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. 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 Little Rock Fire Department is required. 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. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 6 test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection 3. NAME TYPE ISSUE COMMENTS: Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have a minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access:  Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access Road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 7 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 - Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. This site lies within the Presidential Park Overlay District and must meet the ordinance requirements of Chapter 36, Article V, Division 11 – Presidential Park Overlay District. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-30 Planning District. The Land Use Plan shows Mixed Use Urban (MXU) for the requested area. This 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 cresting 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 application is to rezone from POD to POD. Surrounding the application area is Mixed Use Urban (MXU) and Park/Open Space (PK/OS). The Mixed Use Urban (MXU) 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 September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 8 to exist, which support each other to create a vital area. Development should reinforce the urban fabric cresting 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 Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The application area is in the Presidential Park DOD. Master Street Plan: World Avenue is a Minor Arterial. E 3rd Street, E 2nd Street, John Street, and Shall Avenue are local streets. Local public street that is abutted by non-residential or residential use which is more intense than duplex or two-unit residential is a Commercial Street. Commercial streets have the same design standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: E 2nd Bike is shown on the Master Bike Plan Map with a proposed Class 1 Bike Path. Class I Bike Paths are a route designated for the sole use of bicycles that is physically separated from vehicular lanes. E 3rd Street is shown with proposed Class 2 bicycle lanes. A Bike Lane provides a portion of the pavement for the sole use of bicycles. World Avenue, John Street, and Shall Avenue are shown with Class 3 Bike Routes. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to update the current POD for additional buildings and uses. The project includes the redevelopment of the existing Heifer International campus into a Dental and Veterinarian College campus. It includes a series of new streets and extensive site development and construction of 5 new buildings: 1) Dental School 2) Veterinarian School 3) East Parking Deck 4) West Parking September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 9 Deck 5) Student Center (expansion of existing building) and renovation of two (2) floors of the existing Heifer Headquarters Building. The project will include replatting the property with updated lot lines and street rights-of way. This property is the old Heifer Headquarters Building. The request is in the I-30 Planning District. Surrounding the application area is Mixed Use Urban (MXU) and Park/Open Space (PK/OS). The Future Land Use Plan shows Mixed Use Urban (MXU) for the requested area. The application area is in the Presidential Park DOD. The New West Parking Garage will provide spaces for approximately four hundred (400) cars. The New Ed Building:Dental/Shared facility will be used for instruction of Dental Medicine and have a small treatment center. There will be a simulation labortory, three classrooms and student gathering spalces. The Ed Veternarian building will be used for instruction of the Vetinary Medicine. It will have ten classrooms, an anatomy lab, clinical skills lab and communication skills rooms for training the identification of ailments. There will be kennels for canine and felines as well as stations for surgery preparation and recovery. There will be locker rooms for students and spaces for student gathering and group learning. The New East Parking Garage will provide spaces for approximately five hunderd (500) vehicles and will also include five ground floor retail spaces and a large mechanical room. The retail spaces are speculative and are approximately 2,500-2,900 square feet each with front and rear access. The New Auditorium includes a multi- finctional conference and performance space with stage, prefunction space, warming kitchen and supporting storage spaces. There is a corner speculative retail space of approximately 3,600 square feet. The existing museum and multi- purpose conference center will be repurposed into a student center and café. The existing warming kitchen will be replaced with a full-service kitchen with the ability to support conferences and made-to-order food with a limited menu. The existing Heifer building will continue to be used as an office space. The first and second floor will house the faculty offices for Lyon College, while the third and forth floors will house Heifer International. There are no major programmatic, structural or mechanical changes proposed for this building. The Presidential Park Overly District allows a maximum building height of forty-five (45) feet between McLean and John Streets. The existing and proposed building heights are as follows: • Existing Heifer Headquarters Building Height: 80’-3” No. of Stories: 4 stories September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 10 • Dental School Building Height: 41’-3” No. of Stories: 2 stories • Veterinarian School Building Height: 51’-6” No. of Stories: 3 stories • East Parking Deck Building Height: 68’-6” No. of Stories: 6 stories • West Parking Deck Building Height: 46’-6” No. of Stories: 6 stories • Student Center Building Height: 30’-0” No. of Stories: 1 story If there are to be dumpsters on this site, they must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. Any future new sight lighting must be low-level and directed away from adjacent properties. The applicant submitted a traffic impact study for the proposed project. The traffic impact study has been reviewed and approved by the Engineering Division of the Department of Planning and Development. Staff is in support the requested POD update. Staff believes the request is reasonable and that the proposed POD use is appropriate for this location. I. STAFF RECOMMENDATION: Staff recommends approval of the revised POD Zoning, subject to compliance with the comments and conditions noted in paragraphs D, E and F, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval subject to compliance with the comments and conditions noted in paragraphs D, E and F, and the staff analysis of the September 14, 2023 ITEM NO.: 7 (Cont.) FILE NO.: Z-7381-B 11 agenda staff report. The item stayed on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. September 14, 2023 ITEM NO.: 8 FILE NO.: Z-7500-J NAME: Hamilton Station Phase II – Revised PCD LOCATION: North of 14524 Cantrell Road DEVELOPER: John Rees (Owner) Rees Commercial 11719 Hinson Road, Suite 130 Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Jess Griffin (Agent) 11719 Hinson Road, Suite 130 Little Rock, AR 72212 SURVEYOR/ENGINEER: Arrow Surveying P.O. Box13087 Maumelle, AR 72113 AREA: 5.71 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: POD VARIANCE/WAIVERS: None requested. BACKGROUND: On August 31, 2017, the Planning Commission denied a proposed rezoning of this property titled The Hamilton Apartments Long-form PD-R, a proposed 250 unit multifamily development. The applicant appealed the Planning Commission’s decision to the Board of Directors, but that request was withdrawn by the applicant. On June 8, 2020, the applicant filed a second rezoning request for The Hamilton Apartments – PD-R. On September 24, 2020 the Planning Commission withdrew the PD-R rezoning at the request of the applicant. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 2 On February 10, 2022, the Planning Commission approved an application for the Hamilton Station – PCD (Z-7500-H) to allow mix commercial uses and mini-warehouse development. The application was denied by the Board of Directors on March 15, 2022. On December 12, 2022, the applicant submitted an application to rezone 4.96 of an overall 10.67 acres from R-2 to O-3 (Lot 2, Lowe Addition) including O-3 permitted and accessory uses, office showroom warehouse and office warehouse. On February 9, 2023, the application was denied by the Planning Commission. On February 9, 2023, the Planning Commission denied the Hamilton Station – Phase I PCD. On May 16, 2023, the Little Rock Board of Directors approved Ordinance No. 22,263 (Hamilton Station – Phase I), approving the applicant’s appeal of the PC denial. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to revise the remaining eastern 5.71 acres from POD to PCD to develop Hamilton Station Phase II to construct a six (6) building mini-warehouse development. The western 4.96 acres contains and existing POD – Hamilton Station Phase I. B. EXISTING CONDITIONS: The site undeveloped and partially tree covered. North, east and west of the site contain R-2 zoning and uses. South of the site contains a mixture of commercial uses and zoning with frontage along Cantrell Road. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Provide finished floor elevations (FFE) for all buildings on plat, site plan, and grading and drainage plans at least one foot above base flood elevation or more per flood insurance study and FEMA FIRM panel. 2. At the completion of the filling activities and prior to issuance of the final Certificate of Occupancy or final approval, a letter of map revision (LOMR) application must be submitted and approved by FEMA. 3. Due to the proposed structure being located within the 100-year floodplain, an elevation certificate of the finished floor elevation must be provided to the Public Works Department at 701 West Markham Street prior to the issuance September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 3 of a certificate of occupancy. Contact Vince Floriani in Public Works at 501- 371-4823 or VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any questions. 4. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 5. A Special Flood Hazard Development Permit is required to be obtained to prior to beginning construction. The Special Flood Hazard Development Permit application can be found a thttps://www.littlerock.gov/city- administration/city-departments/public-works/ . Special Flood Hazard Development Permits are issued by the Public Works Department at 701 West Markham Street and no fee collected for issuance. Contact Vince Floriani in Public Works at 501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any questions. 6. A grading permit must be obtained prior to initiation of work for future development for phase two to the east of the site. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 7. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 8. A drainage study showing all hydrologic and hydraulic calculations for the proposed storm sewer pipe system, detention ponds and structures, and inlets is required. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 9. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 4 Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 10. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 11. Since the proposed stormwater drainage system is connecting to the existing stormwater drainage and detention system for Hamilton Station Phase 1 development to the west, was the Hamilton Station Phase 1 development’s stormwater and detention system designed to accommodate Hamilton Station Phase 2 development’s stormwater design storm discharges? 12. Per City Code Sec 36-341.h.2 “h.(2) Proposed structures. Any structure proposed within a floodplain district shall comply with the following criteria: No structure shall be closer than twenty-five (25) feet to any established floodway line. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: 1. Submit storm drainage and utility plans showing existing wastewater infrastructure plans to LRWRA so that we can ensure proper clearance for our existing sewer lines on the property. CenterPoint Energy: No comments received. Summit Utilities: No comments AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Permanent structures of any kind shall not be built inside the existing easement for the Central Arkansas Water RAW Water mains. 3. There shall be a minimum of 5’ of separation between any proposed structures or utilities and the Central Arkansas Water RAW Water mains. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 5 4. Any and all proposed grade work inside the Easement for the Central Arkansas Water RAW Water mains shall be reviewed by Central Arkansas Water’s Engineering Department prior to construction. 5. 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. 6. Please submit plans for water facilities. 7. 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 Little Rock Fire Department is required. 8. 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. 9. 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. 10. Contact Central Arkansas Water regarding the size and location of the water meter. 11. 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. 12. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. 13. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 6 Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 7 D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Parks and Recreation: No comments received. County Planning: No comments. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 8 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 - Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the River Mountain Planning District. The Land Use Plan shows Transition (T) for the requested area. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The application is to rezone from PCD to PCD. Surrounding the application area, the Land Use Plan Map shows Residential Low Density (RL) developed to the west and north. Partially developed Transition (T) area to the east. Mixed Office Commercial (MOC), Commercial (C), Mixed Use (MX) areas with dine-in and drive-thru restaurants, strip commercial and small offices to the south along Cantrell Rd. Overlaying the base zoning, the application area is within the Highway 10 Overlay District. The purpose of the Highway 10 Scenic Corridor Design Overlay District is to protect and enhance the aesthetic and visual character of the lands surrounding Highway 10. Master Street Plan: Access will be taken from the south through an adjacent property. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 9 Bicycle Plan: There are no Bike Routes in the vicinity. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to revise the remaining eastern 5.71 acres from POD to PCD to develop Hamilton Station Phase II to construct a six (6) building mini-warehouse development. The development plan will take place in two (2) phases. Building “A” will be built first and the remainder of the buildings will be built to meet market demand. Some site work has taken place with fill material being placed on the 5.71 acres from the Phase I development to the west. R-2 zoning and uses are contained north, east and west of the site. South of the site contains a mixture of existing commercial developments at 14524 through 14710 Cantrell Road. The property is not located within the Highway 10 Design Overlay District. The site plan shows a three-story a 45,900 square foot building (Building “A”) located in the southwestern portion of the property. The applicant notes the intent is to dedicate the first floor, 15,300 square feet, to contain an office-warehouse use and the second and third floors will contain 30,600 square feet dedicated to climate-controlled mini-storage use. The applicant notes, however, the use of the first floor may change and the entire building may be dedicated to a climate-controlled mini-storage. Buildings B-F will be one-story in height and contain a combination of climate- controlled/non-climate controlled mini-warehouse uses with buildings “E and F” dedicated for boat and RV storage. The applicant notes Building “A” will be fifty (50) feet in height maximum and Buildings “B-F” will be twenty-five (25) feet in height maximum. All buildings will be constructed of brick, stone, glass and metal at the rear. All buildings show a minimum side setback from the west property line of twenty-five (25) feet. Setbacks for the north, south and east will be well over the required setbacks. The applicant notes Phase I and Phase II parcels will be re-platted into one (1) parcel. Any necessary cross-access easements will be dedicated with the re-plat. The main entrance to the proposed development will be at the southwest corner of the overall site. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 10 The site plan indicates twenty-one (21) parking spaces for Building “A”. Phase II of the overall development shows thirty-one (31) parking spaces with open parking along the east and north property lines. Staff feels the proposed parking is sufficient to serve this use for both phases. The site plan does not show a dumpster at this time. Any dumpster installed on the site must screened per Section 36-523 of the City’s Zoning Ordinance. Any site lighting must be low-level and directed away from adjacent properties. All signage must conform with Section 36-555 of the City’s Zoning Ordinance (signs allowed in commercial zones). Planning & Development Civil Engineering Division provided the following comments regarding the traffic study: The site plan with the current application is slightly different than what’s in the submitted TIS. This discrepancy is explained due to the fact that the submitted TIS was for the previous application for this site that was denied by the Planning Commission. The slight change was an approximate 4000 square foot increase in the floor area for the mini storage development. From the ITE’s trip generation manual for trip generation rates for mini storage, this increase will not significantly increase the projected traffic to this development. Therefore, Department engineering staff deems the previous traffic impact study acceptable. Staff is supportive of the proposed Revised PCD development. Staff views the request as reasonable. The proposed office-warehouse and mini-warehouse development will be less intense than the previous PCD proposal, and will serve as more of a transition-type use between the heavy commercial uses and zoning along Cantrell Road and the single-family residences abutting the site. To staff’s knowledge, there are no outstanding issues associated with this application. The applicant is requesting no variances with the revised PCD zoning. I. STAFF RECOMMENDATION: Staff recommends approval of the requested revised PCD zoning subject to the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. September 14, 2023 ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-J 11 PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant submitted a letter to staff on September 7, 2023, requesting this application be deferred to the October 12, 2023, Planning Commission agenda. Staff supported the deferred request. The item remained on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was deferred. September 14, 2023 ITEM NO.: 9 FILE NO.: Z-9602-A NAME: Forward Properties STR-2 – PD-C LOCATION: 526 South Oak Street DEVELOPER: Forward Properties, LLC 11801 Fairway Drive Little Rock, AR 72212 (501) 517-0505 OWNER/AUTHORIZED AGENT: Forward Properties, LLC 11801 Fairway Drive Little Rock, AR 72212 (501) 517-0505 SURVEYOR/ENGINEER: Brian Dale Joe White & Associates LLC 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 (501) 214-9141 bdale@joewhiteassociates.com AREA: 0.07 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: PRD VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.07-acre property located at 526 South Oak Street from PRD to PD-C to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The new residential structure will be constructed on the site, as noted on the attached site plan. September 14, 2023 ITEM NO.: 9 (Cont.) FILE NO.: Z-9602-A 2 B. EXISTING CONDITIONS: The request is in the I-630 Planning District. There is currently no structure on this site. To the north, east, and south is RL developed with single-family and duplex uses. West of the application site is a strip of Mixed Use (MX) developed with single-family and duplex uses. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. September 14, 2023 ITEM NO.: 9 (Cont.) FILE NO.: Z-9602-A 3 Planning Division: The request is in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from PRD to PD-C. To the north, east, and south is RL developed with single-family and duplex uses. West of the application site is a strip of Mixed Use (MX) developed with single- family and duplex uses. The Mixed Use (MX) 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. West of the MX area is Public/Institutional (PI) which is the UAMS Campus. Master Street Plan: West 6th and South Oak are local streets. Local public streets are designed to provide access to adjacent property with the movement of traffic being a secondary purpose. Right-of-way is 50’. Sidewalks are required on one side. 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 existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone 0.07-acre property located at 526 South Oak Street from PRD to PCD to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The new residential structure will be constructed on the site, as noted on the attached site plan. The request is in the I-630 Planning District. There is currently no structure on this site. To the north, east, and south is RL developed with single-family and duplex uses. West of the application site is a strip of Mixed Use (MX) developed with September 14, 2023 ITEM NO.: 9 (Cont.) FILE NO.: Z-9602-A 4 single-family and duplex uses. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes “development standards” for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: Development Standards: 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short-Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single-Family Residential Standard. 5. Parking plan must be provided with permit application. Off-Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building September 14, 2023 ITEM NO.: 9 (Cont.) FILE NO.: Z-9602-A 5 Code and Fire Marshal inspection fee must be paid and payment of annual Business License received. 10. Smoke alarms shall be installed; all smoke alarms shall meet local and state standards (current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel-fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC-type extinguisher shall be mounted where readily accessible. 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short-term rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1)-day rental. All trash pick-up shall comply with requirements for residential one–and two-family residential zones. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances. Staff is in support the requested PD-C rezoning. Staff believes the request is reasonable and that the proposed PD-C use is appropriate for this location. I. STAFF RECOMMENDATION: Staff recommends approval of the PD-C rezoning request, subject to compliance with the comments and conditions noted in Paragraph E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” September 14, 2023 ITEM NO.: 9 (Cont.) FILE NO.: Z-9602-A 6 above. The item stayed on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. September 14, 2023 ITEM NO.: 10 FILE NO.: Z-9602-B NAME: Forward Properties STR-2 – PD-C LOCATION: 524 South Oak Street DEVELOPER: Forward Properties, LLC 11801 Fairway Drive Little Rock, AR 72212 (501) 517-0505 OWNER/AUTHORIZED AGENT: Forward Properties, LLC 11801 Fairway Drive Little Rock, AR 72212 (501) 517-0505 SURVEYOR/ENGINEER: Brian Dale Joe White & Associates LLC 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 (501) 214-9141 bdale@joewhiteassociates.com AREA: 0.05 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: PRD VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.05-acre property located at 524 South Oak Street from PRD to PD-C to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The new residential structure and detached carport will be constructed on the site, as noted on the attached site plan. September 14, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-9602-B 2 B. EXISTING CONDITIONS: The request is in the I-630 Planning District. There is currently no structure on this site. To the north, east, and south is RL developed with single-family and duplex uses. West of the application site is a strip of Mixed Use (MX) developed with single-family and duplex uses. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: No comments. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. September 14, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-9602-B 3 Planning Division: The request is in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from PRD to PD-C. To the north, east, and south is RL developed with single-family and duplex uses. West of the application site is a strip of Mixed Use (MX) developed with single- family and duplex uses. The Mixed Use (MX) 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. West of the MX area is Public/Institutional (PI) which is the UAMS Campus. Master Street Plan: West 6th Street is a local street. Local public streets are designed to provide access to adjacent property with the movement of traffic being a secondary purpose. Right-of-way is 50’. Sidewalks are required on one side. 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 existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone 0.05-acre property located at 524 South Oak Street from PRD to PD-C to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The new residential structure and detached carport will be constructed on the site, as noted on the attached site plan. The request is in the I-630 Planning District. There is currently no structure on this site. To the north, east, and south is RL developed with single-family and duplex uses. West of the application site is a strip of Mixed Use (MX) developed with single-family and duplex uses. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. September 14, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-9602-B 4 On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes “development standards” for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: Development Standards: 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short-Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single-Family Residential Standard. 5. Parking plan must be provided with permit application. Off-Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid and payment of annual Business License received. September 14, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-9602-B 5 10. Smoke alarms shall be installed; all smoke alarms shall meet local and state standards (current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel-fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC-type extinguisher shall be mounted where readily accessible. 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short-term rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1)-day rental. All trash pick-up shall comply with requirements for residential one–and two-family residential zones. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PD-C zoning request. Staff is in support the requested PD-C rezoning. Staff believes the request is reasonable and that the proposed PD-C use is appropriate for this location. I. STAFF RECOMMENDATION: Staff recommends approval of the PD-C rezoning request, subject to compliance with comments and conditions noted in the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. The item remained on the Consent Agenda for approval. There was a motion to September 14, 2023 ITEM NO.: 10 (Cont.) FILE NO.: Z-9602-B 6 approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. September 14, 2023 ITEM NO.: 11 FILE NO.: Z-9818 NAME: Chicot Tire Shop – PD-C LOCATION: 7101 Baseline Road DEVELOPER: Chicot Tire Shop 7101 Baseline Road Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Chicot Tire Shop – Owner Joe White and Associates – Agent SURVEYOR/ENGINEER: Joe White and Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 3.067 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.06 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the 3.067 acre property from R-2 to PD-C to allow for the development of an auto tire shop. B. EXISTING CONDITIONS: The property contains a one-story single family residence located within the north quarter of the parcel. There are two (2) driveways from Baseline Road which serve as access to the site. The remainder of the site is undeveloped and mostly tree covered. September 14, 2023 ITEM NO.: 11 (Cont.) FILE NO.: Z-9818 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 2. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 3. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 4. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 5. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 6. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification September 14, 2023 ITEM NO.: 11 (Cont.) FILE NO.: Z-9818 3 statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 7. Baseline Road (AR state highway 338) is considered a principal arterial per master street plan. Therefore, a total dedication of additional right of way equaling fifty- five (55) feet to the City of Little Rock will be required from the existing centerline of Baseline Road. Additional right of way beyond existing state right of way to meet this requirement shall be dedicated to the City of Little Rock. 8. Provide accessible route from the public right of way to the proposed building entrance in accordance with 2021 Arkansas Fire Prevention Code Section 1104.1. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: 1. The facility may be required to have a sand/oil separator depending what items they will be doing at the facility. Submit plans to LRWRA if one is required. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public 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. 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 Little Rock Fire Department is required. 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. September 14, 2023 ITEM NO.: 11 (Cont.) FILE NO.: Z-9818 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. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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 sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete September 14, 2023 ITEM NO.: 11 (Cont.) FILE NO.: Z-9818 5 or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead- end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. September 14, 2023 ITEM NO.: 11 (Cont.) FILE NO.: Z-9818 6 Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 - Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the 65th Street West Planning District. The Land Use Plan shows Light Industrial (LI) for the requested area. The Light Industrial 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 application is to rezone from R-2 to I-1 for industrial warehouses. Surrounding the application area is LI. On the west of Colonel Glenn Road is an industrial subdivision with office warehouses and heavy equipment maintenance complex. On the east side of Colonel Glenn Road is undeveloped woodland. To the northwest is a large area of commercial that fronts on Colonel Glenn Road. A land use amendment in 2021 changed use from LI. This area is currently wooded and undeveloped. Master Street Plan: South Shackleford is a Minor Arterial on the Master Street Plan Map. 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 on traffic and pedestrians. Bicycle Plan: South Shackleford is shown with proposed Class II bicycle lanes. A Bike Lane provides a portion of the pavement for the sole use of bicycles. Historic Preservation Plan: There are no historic structures or districts in the area. September 14, 2023 ITEM NO.: 11 (Cont.) FILE NO.: Z-9818 7 H. ANALYSIS: The applicant proposes to rezone the 3.067 acre property from R-2 to PD-C to allow for the development of an auto tire shop. The property is located on the south side of Baseline Road, east of Dailey Drive. The property contains a one-story single family residence located within the north quarter of the parcel. The residence will be removed with the proposed development. Existing driveways from Baseline Road serve as access to the property. The remainder of the site is undeveloped and mostly wooded. The applicant proposes to construct a 3,900 square foot commercial building within the north half of the property. The building’s height will not exceed 35 feet. The proposed building will be located over 90 feet back from the north (front) property line and 25 feet back from the west side property line. The building will be located over 90 feet from the east side property line and several hundred feet from the south (rear) property line. Paved parking will be located on the north and east sides of the building. A single 30 foot wide access drive from Baseline Road will be located at the northeast corner of the site. There will be a total of 28 parking spaces. Staff believes the proposed parking will be sufficient to serve the tire shop use. The proposed hours of operation will be from 7:00 AM to 7:00 PM, Monday through Saturday. The applicant notes that there will be no outside storage of tires, parts, etc., and that all work will take place inside the building. A dumpster area will be located at the southeast corner of the building. The dumpster must be screened as per Section 36-523 of the code. All site lighting will be low-level and directed away from adjacent properties. All site signage must comply with Section 36-555 of the code (signs allowed in commercial zones). The applicant proposes to leave the south 111 feet of the property zoned R-2 to serve as a buffer area. This represents approximately 0.96 acre of the overall 3.067 acre property. To staff’s knowledge, there are no outstanding issues associated with the proposed PD-C rezoning application. The applicant is requesting no variances. Staff is supportive of the requested PD-C rezoning to allow a tire shop at this location. Staff views the request as reasonable, as this general area along Baseline Road contains a mixture of office and commercial uses. The proposed use will not be out of character with the general area. September 14, 2023 ITEM NO.: 11 (Cont.) FILE NO.: Z-9818 8 I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-C rezoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present representing the application. There were 3 persons registered in opposition. Staff presented the item and a recommendation for approval as outline in paragraphs D and E, and the “staff recommendation” above. Brian Dale, representing the applicant, explained the project to the Commission. Joan Adcock and Maria Weyrens spoke in support of the application. Carla Harper, Velma Smith and Pamela Bingham all spoke in opposition. They were all concerned about the number of tire shops in the area. There was general discussion about the project. There was a motion to approve. The motion was seconded. The vote was 7 ayes, 2 nays, 0 absent and 2 open positions. The application was approved. September 14, 2023 ITEM NO.: 12 FILE NO.: Z-9819 NAME: Infinity Homes STR-2 - PD-C LOCATION: 209 South Brown Street DEVELOPER: Brian Gibson Infinity Homes, LLC 4064 Vineyard Way Alexander, AR 72002 OWNER/AUTHORIZED AGENT: Mark W. Hodge (Agent) Barber Law Firm PLLC 425 West Capitol Avenue, Suite 3400 Little Rock, AR 72201 (501)372-6175 mhodge@barberlawfirm.com SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 (501)-888-5336 brookssurveying@att.net AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. September 14, 2023 ITEM NO.: 12 (Cont.) FILE NO.: Z-9819 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.15-acre property located at 209 South Brown Street from R-3 to PD-C to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The structure will be rented as one unit. The owner will not reside at the residence. B. EXISTING CONDITIONS: The request is in the I-630 Planning District. Surrounding the application area is RL in all directions. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. Built circa 1920, the primary structure for the requested area is a historic, Contributing structure within the Stifft Station Historic District. There is a 135’ x 8’ gravel driveway along the northern boundary of the lot plus two vehicles can park on the asphalt along the western boundary of the property. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: 1. Little Rock Water Reclamation Authority: An existing sewer line is in the rear of the property. Please ensure any improvements are outside of the easement/right of way. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access:  Fire Hydrants. September 14, 2023 ITEM NO.: 12 (Cont.) FILE NO.: Z-9819 3 Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Parks and Recreation: No comments received. County Planning: No comments. September 14, 2023 ITEM NO.: 12 (Cont.) FILE NO.: Z-9819 4 F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-3 to PD-C. Surrounding the application area is RL in all directions developed with single family residences. Master Street Plan: South Brown Street is a local street. Local public streets are designed to provide access to adjacent property with the movement of traffic being a secondary purpose. Right-of-way is 50’. Sidewalks are required on one side. 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 existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: Built circa 1920, the primary structure for the requested area is a historic, Contributing structure within the Stifft Station Historic District. H. ANALYSIS: The applicant proposes to rezone 0.15-acre property located at 209 South Brown Street from R-3 to PD-C to allow use of the property as Short-Term Rental with a September 14, 2023 ITEM NO.: 12 (Cont.) FILE NO.: Z-9819 5 maximum stay of twenty-nine (29) days. The structure will be rented as one unit. The owner will not reside at the residence. The request is in the I-630 Planning District. Surrounding the application area is RL in all directions. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. Built circa 1920, the primary structure for the requested area is a historic, Contributing structure within the Stifft Station Historic District. There is a 135’ x 8’ gravel driveway along the northern boundary of the lot plus two vehicles can park on the asphalt along the western boundary of the property. Staff believes parking is sufficient to serve the proposed use. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes “development standards” for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: Development Standards: 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short-Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single-Family Residential Standard. 5. Parking plan must be provided with permit application. Off-Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. September 14, 2023 ITEM NO.: 12 (Cont.) FILE NO.: Z-9819 6 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid and payment of annual Business License received. 10. Smoke alarms shall be installed; all smoke alarms shall meet local and state standards (current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel-fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC-type extinguisher shall be mounted where readily accessible. 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short-term rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1)-day rental. All trash pick-up shall comply with requirements for residential one–and two-family residential zones. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PD-C zoning request. Staff is in support the requested PD-C rezoning. Staff believes the request is reasonable and that the proposed PD-C use is appropriate for this location. September 14, 2023 ITEM NO.: 12 (Cont.) FILE NO.: Z-9819 7 I. STAFF RECOMMENDATION: Staff recommends approval of the PD-C rezoning request, subject to compliance with comments and conditions noted in paragraph E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present representing the application. There was one person registered in opposition. Brian Gobson, represented the applicant and explained the project. Lauren Dickey spoke in opposition. She was concerned about losing the “community” feeling if there are too many STR’s in the neighborhood. There was general discussion about the project. There was a motion to approve. The motion was seconded. The vote was 7 ayes, 2 nays, 0 absent and 2 open positions. The application was approved. September 14, 2023 ITEM NO.: 13 FILE NO.: Z-9820 NAME: Masiello STR-2 – PD-C LOCATION: 602 Valmar Street DEVELOPER: Michael and Tara Masiello (Owner) 612 Tweed Avenue Fort Worth, TX 76131 (810) 623-3415 Masiello10@gmail.com OWNER/AUTHORIZED AGENT: Sarah King (Agent) 5921 Ampersand Little Rock, AR 72207 (479) 445-4767 sarah.aren.king@gmail.com SURVEYOR/ENGINEER: White-Daters & Associates, Inc. 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 erika@whitedaters.com AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48 CURRENT ZONING: R-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 0.16-acre property located 602 Valmar Street from R-3 to PD-C to allow use of the property as Short-Term Rental with a September 14, 2023 ITEM NO.: 13 (Cont.) FILE NO.: Z-9820 2 maximum stay of twenty-nine (29) days. The structure will be rented as one unit. The owner will not reside at the residence. B. EXISTING CONDITIONS: The request is in the I-630 Planning District. Surrounding the application area is RL and O3. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. The house is accessible by a concrete stairway that comes off of Valmar Street. The property also has a concrete parking pad. Stifft Station Local Historic District is one block to the east. C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: An existing sewer line is in the rear of the property. Please ensure any improvements are outside of the easement/right of way. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road September 14, 2023 ITEM NO.: 13 (Cont.) FILE NO.: Z-9820 3 width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. September 14, 2023 ITEM NO.: 13 (Cont.) FILE NO.: Z-9820 4 Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-630 Planning District. The Land Use Plan shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone from R-3 to PD-C. Surrounding the application area is RL in all directions developed with single family residences. On the western boundary of the application site is a faith-based institution. Master Street Plan: Valmar and 6th Streets are local streets. Local public streets are designed to provide access to adjacent property with the movement of traffic being a secondary purpose. Right-of-way is 50’. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are no existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: Stifft Station Local Historic District is one block to the east. H. ANALYSIS: The applicant proposes to rezone 0.16-acre property located 602 Valmar Street from R-3 to PD-C to allow use of the property as Short-Term Rental with a maximum stay of twenty-nine (29) days. The structure will be rented as one unit. The owner will not reside at the residence. September 14, 2023 ITEM NO.: 13 (Cont.) FILE NO.: Z-9820 5 The request is in the I-630 Planning District. Surrounding the application area is RL and O3. The Future Land Use Plan shows Residential Low Density (RL) for the requested area. The house is accessible by a concrete stairway that comes off of Valmar Street. The property also has a concrete parking pad, located at the northeast corner of the property. On-street parking is also allowed along Valmer Street. Parking should be sufficient to serve the proposed use. Stifft Station Local Historic District is one block to the east. On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term rentals within the City of Little Rock. The new ordinance establishes “development standards” for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: Development Standards: 1. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short-Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single-Family Residential Standard. 5. Parking plan must be provided with permit application. Off-Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. September 14, 2023 ITEM NO.: 13 (Cont.) FILE NO.: Z-9820 6 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid and payment of annual Business License received. 10. Smoke alarms shall be installed; all smoke alarms shall meet local and state standards (current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel-fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC-type extinguisher shall be mounted where readily accessible. 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short-term rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of a STR for a period of less than a one (1)-day rental. All trash pick-up shall comply with requirements for residential one–and two-family residential zones. The applicant provided responses and additional information to all issues raised during staff’s review of the application. The applicant is requesting no variances with the PD-C zoning request. Staff is in support the requested PD-C rezoning. Staff believes the request is reasonable and that the proposed PD-C use is appropriate for this location. September 14, 2023 ITEM NO.: 13 (Cont.) FILE NO.: Z-9820 7 I. STAFF RECOMMENDATION: Staff recommends approval of the PD-C rezoning request, subject to compliance with comments and conditions noted in paragraph E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. The item remained on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. September 14, 2023 ITEM NO.: 14 FILE NO.: Z-9822 NAME: Pinnacle Place Senior Living – PD-R LOCATION: South side of Mabelvale West Rd., East of Otter Creek E. Blvd. DEVELOPER: Newcap Development 2024 Arkansas Valley Drive Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Terry Burrus (Agent) 2024 Arkansas Valley Drive, Ste. F-8 Little Rock, AR 72211 SURVEYOR/ENGINEER: Smith and Goodson, PLLC 7509 Cantrell Road, Ste. 227 Little Rock, AR 72207 AREA: 14.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03 CURRENT ZONING: C-3/I-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 14.47 acres from C-3/I-2 to PD-R to develop a 4-story age restricted Senior Housing community that will contain 278 total units. The development will take access from Mabelvale West Road developed in two (2) phases. B. EXISTING CONDITIONS: The site is currently undeveloped and wooded. There is a mixture of zoning and uses surrounding the site. September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 2. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 3. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 4. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 5. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 3 6. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 7. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 8. Mabelvale West Road is considered a minor arterial per master street plan. Therefore, a total dedication of additional right of way equaling forty-five (45) feet to the City of Little Rock will be required from the existing centerline of Mabelvale West Road. 9. Provide accessible route from the public right of way to the proposed building entrance in accordance with 2021 Arkansas Fire Prevention Code Section 1104.1 10. Accessible parking stalls and aisles shall meet the accessibility requirements of the ICC A117.1-2017 and 2021 Arkansas Fire Prevention Code. 11. Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred twenty-five (625) feet of frontage for two (2) drives. If two driveways are still desired for this site by the developer, a variance request will have to be filed with the application for the planning commission’s consideration per City Code 31-210 (j). 12. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be three hundred (300) feet. Driveway spacing shall be centerline to centerline or centerline to right of way of an intersecting collector street or street of higher classification. Minimum spacing from the property line shall be one hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet. Revise driveways to meet above requirement accordingly or a variance request from these requirements will have to be filed with the application for the planning commission’s consideration per City Code 31-210 (j). 13. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 4 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: 1. Submit the wastewater infrastructure plans to LRWRA for review and approval. A capacity contribution fee may be assessed. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 5 Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 6 and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 7 (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 - Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Otter Creek Planning District. The Land Use Plan shows Commercial (C) and Light Industrial (LI) for the requested area. The Commercial (C) 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 Light Industrial 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 application is to rezone from C-3 to PD-R. Surrounding the application area on the east and north across Mabelvale West Road is an area of Public/Institutional (PI) with public schools, a post office, a faith- based institution, a hospital, and a fire station. The Public/Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. West along the south side of Mabelvale West Road is Commercial (C) with auto and truck tire sales and a sign and barricade company. To the southwest is a large area of Light Industrial (LI) with industrial warehouses and offices. September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 8 Master Street Plan: Mabelvale West is a Minor Arterial on the Master Street Plan Map. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. Bowen Road is a local street. A Local public street that is abutted by non-residential or residential use which is more intense than duplex or two-unit residential is a Commercial Street. Commercial streets have the same design standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are no existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone 14.47 acres from C-3/I-2 to PD-R to develop a 4-story age restricted Senior Housing community that will contain 278 total units. The minimum age limit is 55 years with no maximum age restriction. However, all residents are to be considered active seniors. No assisted living will be provided. The development will take access from Mabelvale West Road and be developed in two (2) phases. The site is currently undeveloped and wooded. There is a mixture of zoning and uses surrounding the site. Phase I of the development will include the construction of a forty-nine (49) foot tall building which will contain thirty-two (32), two-bedroom units, ninety-two (92) type one-bedroom units and forty-six (46) type-2 one-bedroom units, a Club House with meeting rooms, arts and crafts, senior gathering (i.e. potluck and fellowship) and game/movie night activities. Other amenities include a dog park, pavilion/garden area, and an area for outdoor activities such as lawn bowling, horse shoes and pickle ball/badminton courts. Walking trails will also be provided. Phase II will contain one-hundred-eight (108) units: twenty (20), 2-bedroom units, fifty-six (56) type-1, 1-bedroom units and thirty-two (32), type-2 bedroom units. The site plan shows front yard setbacks ranging from 136-137 feet and rear yard setbacks ranging from 153-155 feet. Side yard setbacks range from 122-127 feet September 14, 2023 ITEM NO.: 14 (Cont.) FILE NO.: Z-9822 9 (east) and 127-132 feet (west). Staff feels the setbacks are more than sufficient for the development. The site will be accessed from two (2) driveways along Mabelvale West Road. Ample room is provided for pick-up/drop-off and turnaround located in front of the building. The applicant is proposing 223 parking spaces. Typically 223 spaces are required for 278 units. Staff feels that the parking is sufficient to serve the use. The site plan shows ten (10) dedicated parking spaces required by the ADA. The site plan does not show any signage at this time. All signs must comply with Section 36-552 of the City’s Zoning Ordinance (signs permitted in multi-family zones). The site plan does not show a dumpster area. Any dumpster installed on the site must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. The applicant notes all sight lighting will be low-level and directed away from adjacent properties. Staff is supportive of the requested PD-R zoning. Staff views the request as reasonable. To staff’s knowledge, there are no outstanding issues associated with this application. The applicant has done a good job addressing issues raised by staff during the review of this application. The proposed development will represent a good transition-type use among the commercial, office and industrial uses in the general area. The applicant is requesting no variances with the PD-R zoning request. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-R zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval subject to compliance with the comments and conditions noted in paragraphs D, E and F, and the staff analysis of the agenda staff report. The item remained on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. September 14, 2023 ITEM NO.: 15 FILE NO.: Z-9823 NAME: Cottages at Pinnacle Place Senior Living – PD-R LOCATION: East end of Otter Creek South Road DEVELOPER: Newcap Development 2024 Arkansas Valley Drive Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Terry Burrus (Agent) 2024 Arkansas Valley Drive, Ste. F-8 Little Rock, AR 72211 SURVEYOR/ENGINEER: Smith and Goodson, PLLC 7509 Cantrell Road, Ste. 227 Little Rock, AR 72207 AREA: 17.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03 CURRENT ZONING: I-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone 17.34 acres from I-2 to PD-R to develop a nineteen (19) building, Senior Living community, with a mixture of one (1) and two (2) bedroom, cottages and townhomes. The development will take access from the east end of Otter Creek Road South. B. EXISTING CONDITIONS: The site is currently undeveloped and wooded. There is a mixture of zoning and uses surrounding the site. September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 2 C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 2. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 3. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 4. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 3 5. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 6. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 7. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 8. Accessible parking stalls and aisles shall meet the accessibility requirements of the ICC A117.1-2017 and 2021 Arkansas Fire Prevention Code. 9. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: 1. Submit the wastewater infrastructure plans to LRWRA for review and approval. A capacity contribution fee may be assessed. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments 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. September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 4 Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 5 maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 6 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 - Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 7 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Otter Creek Planning District. The Land Use Plan shows Light Industrial (LI) for the requested area. The Light Industrial 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 application is to rezone from I-2 to PD-R. Surrounding the application area on the north is an area of Public/Institutional (PI) with a public school and a post office. The Public/Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. To the west and the south is a large area of Light Industrial (LI) with industrial warehouses and offices. To the east across South Loop Road, north of the Union Pacific Railroad is a wooded area of undeveloped Mixed Use (MX). This 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. To the east across South Loop Road, south of the Union Pacific Railroad is pasture and woodland in an area of undeveloped Mixed Commercial and Industrial (MCI). This category provides for a mixture of commercial and industrial uses to occur. Acceptable uses are commercial or mixed commercial and industrial. A Planned Zoning District is required if the use is mixed commercial and industrial. Master Street Plan: Otter Creek South is a local public street. A Local public street that is abutted by non-residential or residential use which is more intense than duplex or two-unit residential is a Commercial Street. Commercial streets have the same design standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. South Loop Road is a Principal Arterial. A Principal Arterial functions to serve through traffic and to connect major traffic generators or activity centers within an urbanized area. Lower design standards are required for Principal Arterials compared to Expressways. Since these roads are designed for through traffic and are generally located three or more miles apart, dedication of additional right-of- way is required to allow for future expansion to six through lanes plus left and right turn lanes. Right-of-way of 110 feet is required but may vary due to topography, floodway or other constraints eliminating or reducing future adjacent development. These streets may require dedication of right-of-way and may require street improvements. September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 8 Bicycle Plan: There are no existing or proposed bike routes adjacent to or through this land. Historic Preservation Plan: There are no historic structures or districts in the area. H. ANALYSIS: The applicant proposes to rezone 17.34 acres from I-2 to PD-R to develop a nineteen (19) building, Senior Living community, with a mixture of one (1) and two (2) bedroom, cottages and townhomes. The development will take access from the east end of Otter Creek South Road and be developed in one (1) phase. The site is currently undeveloped and wooded. There is a mixture of zoning and uses surrounding the site. The development will have a total of nineteen (19) multi-unit buildings with a mixture of one (1) and two (2) bedroom cottage designs (62 one-bedroom units and 60 two-bedroom units) and six (6) townhome design units (2 one-bedroom and 4 two bedroom). There will be a total of 128 units. The applicant notes the unit mixture of 1-story and 2-story townhomes may fluctuate at final design. The development will also include a Club House with meeting rooms, arts and crafts, senior gathering (i.e. potluck and fellowship) and game/movie night activities. Other amenities include dog parks, pavilion/garden areas, and an area for outdoor activities such as lawn bowling, horse shoes and pickle ball/badminton courts. Walking trails will also be provided. The development allows ample room for lot traffic circulation and maneuvering. Most of the buildings will be set back over twenty-five (25) feet from all property lines. The two (2) buildings along the north property line will have setbacks of approximately twenty (20) feet from the north property line. The applicant provided the maximum building heights as follows: 1. Clubhouse – 25’-0” 2. 1-story single bedroom units – 17’-0” 3. 1-story 2-bedroom units – 17’-0” 4. Townhome units – 25’-0” September 14, 2023 ITEM NO.: 15 (Cont.) FILE NO.: Z-9823 9 The applicant is proposing a total of 203 parking spaces: 42 garage units and 161 parking spaces. Typically 192 spaces are required for 128 units. The onsite parking exceeds the requirements and may be adjusted during the final site plan. The site plan shows six (6) dedicated parking spaces as required by the ADA. The development allows ample space for tenant traffic and lot circulation throughout the site. The site plan does not show any signage at this time. All signs must comply with Section 36-552 of the City’s Zoning Ordinance (signs permitted in multi-family zones). The site plan shows a dumpster area located in the southwest portion of the site between Otter Creek Road South and Building Type-C. The dumpster area must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. The applicant notes all sight lighting will be low-level and directed away from adjacent properties. Staff is supportive of the requested PD-R zoning. Staff views the request as reasonable. To staff’s knowledge, there are no outstanding issues associated with this application. The applicant has done a good job in addressing issues raised by staff during the review of this application. The proposed development will represent a good transition-type use among the commercial, office and industrial uses in the general area. The applicant is requesting no variances with the PD-R zoning request. I. STAFF RECOMMENDATION: Staff recommends approval of the requested PD-R zoning, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval subject to compliance with the comments and conditions noted in paragraphs D, E and F, and the staff analysis of the agenda staff report. The item remained on the Consent Agenda for approval. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. PLANNING COMMISSION VOTE RECORD DATE: September 14, 2023 4:OOPM Consent Agenda .: . : m®■■■■■■■■■■ BikfWN, JIMMY 00NWOMMMMMMMMM ,HAYNES, MARLONUMUMMI MMO LATTURE, PAUL IM01001ami3awomm ONO McDONALD, ALICIA PERSON, THOMAS, 11ANA M. VOGEL, • • :: 1610111196 mom ON NOMMMM INOMM MMOME WMEMOMINWIMMOM IMEMMOMMONWOMMM MWOMMOM N-IMMOMMMOOMMME mom WOMMOME ll MWOMMMM NOW Meeting Adjourned 6:28 PM ✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE September 14, 2023 There being no further business before the Commission, the meeting was adjourned at 6:28 p.m. Date Chairman Secretary