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pc_01 28 2016 LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING MINUTE RECORD JANUARY 28, 2016 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present being seven (7) in number. II. Members Present: Craig Berry Tom Brock Buelah Bynum Keith Cox Janet Dillon Scott Hamilton Paul Latture Members Absent: Jennifer Martinez Belt Alan Bubbus Rebecca Finney Bill May City Attorney: Shawn Overton III. Approval of the Minutes of the December 17, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION PLANNING – REZONING – CONDITIONAL USE HEARING JANUARY 28, 2016 4:00 P.M. I. OLD BUSINESS: Item Number: File Number: Title: A. Z-9073 eStem Public Charter School High School – Conditional Use Permit North side of the 5500 and 5600 Blocks of West 28th Street B. Z-9089 Phoenix Recovery Parolee/Probation Housing Facility – Special Use Permit 104 N. Battery Street C. S-1766 Village at Gateway Townhouse Community Preliminary Plat, located at 12500 Vimy Ridge Road. D. Z-6526-C Parker Lexus Shackleford West Long-form PCD, located on the Northwest corner of Shackleford West Boulevard and Shackleford Road. II. NEW BUSINESS: Item Number: File Number: Title: 1. Z-9102 Rezoning from R-2 to R-4 2216 Perry Street 2. Z-9103 Rezoning from R-2 to O-3 10115 Rodney Parham Road 3. A-326 Kanis Ridge Estates Annexation 14600 Block of Kanis Road 4. LA-0068 Westrock Partnership Advance Grading Variance 10901 Kanis Road January 28, 2016 ITEM NO.: A FILE NO.: Z-9073 NAME: eStem Public School High School – Conditional Use Permit LOCATION: North side of the 5500 and 5600 Blocks of West 28 th Street OWNER/APPLICANT: Board of Trustees of the University of Arkansas/eStem PROPOSAL: A conditional use permit is requested to allow for the construction of a public charter school high school on this R-3 zoned site. 1. SITE LOCATION: The site is located at the side of the 5500 and 5600 Blocks of West 28 th Street, between Fair Park Blvd. and S. University Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed school is located at the north edge of the UALR campus and will, for all intents and purposes, function as an extension of the college campus. Campus facilities and parking are located to the west and south. A single family neighborhood extends to the north and east. The eStem campus consists of the education building, a small amount of on-site parking and limited outside use area. Staff believes the proposed use could be compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, the Curran Conway, Oak Forest Initiative and Fair Park Residents Neighborhood Association and the University District. 3. ON SITE DRIVES AND PARKING: The parking typically required for a high school is 6 spaces per classroom plus one space for every teacher, employee and administrator. This school is proposed to have 30 classrooms and 50 staff members resulting in a parking requirement of 230 parking spaces. Six (6) on-site spaces are proposed. The difficulty of applying the Ordinance Standards to a charter school is that charter schools do not utilize school buses resulting in many more vehicles dropping off and pick up students. This school proposes to utilize a UALR parking lot located across Fillmore Street to the west for drop-off and pickup of students. It had previously been mentioned to staff that school employees will park in a UALR lot across West 28 th Street to the south. Public Works Traffic Engineering staff is January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 2 analyzing the traffic plan submitted by the applicant to determine its feasibility. 4. SCREENING AND BUFFERS: Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 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. The property is located in the City’s designated mature area. A 25% reduction of the perimeter requirements is acceptable. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the admin / rehab building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. An irrigation system shall be required for developments of one (1) acre or larger. 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. 5. PUBLIC WORKS COMMENTS: 1. W 28th St is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline or a sufficient width to provide needed street improvements will be required. 2. S. Fillmore St is classified on the Master Street Plan as a commercial street. A dedication of right-of-way 30 feet from centerline or a sufficient width to provide needed street improvements will be required. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 3 3. W. 27th St. is classified on the Master Street Plan as a commercial street. A dedication of right-of-way 30 feet from centerline or a sufficient width to provide needed street improvements will be required. 4. A 20 feet radial dedication of right-of-way is required at the intersection of W. 28th St and S. Fillmore St. 5. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to W. 28th St including 5-foot sidewalks with planned development. The new back of curb should be located to provide adequate street width to address the proposed traffic impact. Based on the findings of the traffic study, an EB left turn lane or WB right turn lane may be required to be provided on W. 28th St into the vehicle stack area west of S. Fillmore St. Consideration should be made to the driveway locations on the south side of W. 28th St. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to S. Fillmore St and W. 27th St. including 5-foot sidewalks with planned development. The new back of curb 7. Submit a Traffic Impact Study for the proposed project. Study should address trip generation, trip distribution, and vehicle stack for the development and also should take into account existing and projected traffic growth. Turn movement counts at the signalized intersections should be included in the study. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Striped pedestrian crossings should be provided at planned crossing locations. 10. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 11. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 12. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 13. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 14. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 4 15. Drainage easements should be maintained in the right-of-way to convey storm water from adjacent property. 16. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 17. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer easements must be retained until sewer relocations are complete and new easements are dedicated. Entergy: Entergy does not object to this conditional use. Overhead facilities are in place along the south side of West 28 th Street. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Centerpoint Energy: No comments received. 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. 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. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 5 Contact Central Arkansas Water regarding the size and location of the water meter. 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: 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. 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 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. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 6 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. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 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 allows manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 7 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 2012 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . County Planning: No comment. Rock Region METRO: The area is currently served by METRO at Fair Park Boulevard and 28 th Street adjacent to the location indicated. We have no objections to the location of a school in this area. One concern with the plan presented is that the sidewalks do not provide a contiguous pedestrian way around the newly created block. We wish to encourage students to walk and take transit to school. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 8 E-Stem students are currently served by METRO at their location in downtown Little Rock. We already partner with E-Stem to provide rides to school for students and would continue to do so. Bus service at this location provides a bridge for students between the two campuses via UALR – Route 16. Sidewalks are an important component with in the streetscape serving transit and multi-modal transportation. METRO has plans to continue to serve the campus and plan to provide service enhancements. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 2, 2015) The applicants, including representatives of eStem and UALR, were present. Staff presented the item and noted much additional information was needed. Staff presented the following list of comments: 1. Provide a copy of the Bill of Assurance for Cherry and Cox Addition. 2. Provide in writing the total number of classrooms by grade, the number of students and the number of employees. 3. Provide information on the proposed building; height, materials, roof… 4. Locate mechanical equipment and screening. 5. Provide details of dumpsters screening to comply with Code, dumpster pick- up should be limited to normal business hours (6:00 a.m. – 6:00 p.m.). 6. Locate and describe all proposed fencing. 7. Provide signage plan. 8. Label building setbacks from property lines. 9. Describe use of outdoor recreation area. 10. Provide lighting plan; should low-level and directional, aimed downward and into the site. 11. Provide parking, drop-off/pick-up plan. 12. Will the building contain a gymnasium or cafeteria? 13. Will there be activities at the site after normal school hours? It was noted that parking and building setback variances were needed. Public Works Comments were presented and discussed at length. Staff emphasized the need for a traffic study and the applicants responded that one was being done. The applicants commented that they had previously met with staff and the comments were as expected and previously discussed. Landscaping, Fire Department and Other Agency Comments were noted. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 9 The applicants were advised to submit responses to those issues raised by Planning Staff by September 9, 2015. They were advised to work with Public Works and Traffic Engineering on their comments, including completion and submittal of the traffic study. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: eStem Public Charter Schools, Inc. proposes to construct an open enrollment public charter high school on the property located on the north side of West 28 th Street, between Fair Park and Fillmore. The property is currently owned by UALR and the high school will function somewhat as an extension of the college campus. This proposed new building is to accommodate students in 9 th and 10 th grades. Students in grades 11 and 12 will attend classes in refurbished buildings located elsewhere on the UALR campus. This proposed building is to house 750 students in 15 classrooms per grade (30 total) with 50 employees. The building will be 3 stories in height and will have an exterior finish of brick, glass and metal panels. Once right-of-way is dedicated, the building will have a setback of 13’6” from the property line on West 28 th Street and 0’ from the property line on West 27 th Street. New fencing will consist of screening fencing along the property lines adjacent to the single family residential properties located at the northwest and northeast corners of the site. A small outdoor recreation area is located on the east side of the building. The area will be a mix of hardscape plaza and grass lawn. A basketball goal will be provided. The building will have a large multipurpose room that will provide convocation, recreation and dining opportunities. There will be no kitchen built as part of the project; all food will be catered. As with a typical high school, there will be some afterhours events for parents, student organizations, etc. The frequency of such will vary throughout the year. The mechanical equipment and dumpster are proposed to be located in a screened area at the rear of the building. Dumpster pick-up will be limited to 6:00 a.m. to 6:00 p.m. Signage will comply with that allowed in office and institutional zones as is typical for a school. All site lighting will be low-level and directional, aimed downward and into the site. The 1907 plat/bill of assurance for Cherry and Cox Addition does not address use issues. The proposed plan results in the need for setback and street buffer variances on the West 28 th and West 27 th Street frontages. Additionally, a variance is needed to allow virtually all required parking to be off-site. Only 6 of the required 230 spaces are located on the school site. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 10 The issue of greatest potential concern appears to be that of traffic, specifically providing for the drop-off and pick-up of up to 750 students when no school bus service is provided. The applicant proposes to utilize a UALR parking lot located across Fillmore Street to the west for vehicle stacking and drop-off/pick-up of students. Staff is reviewing the plan submitted by the applicant and staff continues to work with the applicant to address the issues. The matter is under consideration and additional information will be presented to the Commission at the public hearing. STAFF RECOMMENDATION: Staff’s recommendation is forthcoming. PLANNING COMMISSION ACTION: (SEPTEMBER 24, 2015) The applicant was present. There were no objectors present. Staff recommended deferral of the item to the November 5, 2015 agenda to allow additional time to review traffic issues. Staff informed the commission that the applicant had agreed to the deferral. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the November 5, 2015 agenda by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (NOVEMBER 5, 2015) The applicant was present. There were no objectors present. Staff informed the commission that the applicant had recently submitted a traffic study but staff had not had sufficient time to study it and prepare an adequate response. Staff recommended deferring the item to the Dec. 17, 2015 agenda. The applicant had agreed to the deferral. There was no further discussion. The item was placed on the consent agenda and approved for deferral by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (DECEMBER 17, 2015) The applicants were not present. There were no objectors present. Staff presented the item and informed the commission that the applicants had requested deferral of the item on November 23, 2015. There was no further discussion. The item was placed on the consent agenda and deferred to the January 28, 2016 meeting with a vote of 10 ayes, 0 noes and 1 absent. January 28, 2016 ITEM NO.: A (Cont.) FILE NO.: Z-9073 11 PLANNING COMMISSION ACTION: (JANUARY 28, 2016) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had requested withdrawal of this item, without prejudice, on January 19, 2016. There was no further discussion. The item was placed on the consent agenda and approved for withdrawal by a vote of 7 ayes, 0 noes and 4 absent. January 28, 2016 ITEM NO.: B FILE NO.: Z-9089 Name: Phoenix Recovery Parolee/Probationer Housing Facility – Special Use Permit Location: 104 N. Battery Street Owner: Capitol Development Co., LLC Applicant: Matt Bell Proposal: A Special Use Permit is requested to allow a parolee/probationer housing facility to be operated within the existing multifamily development located on the R-5 zoned property at 104 N. Battery Street. STAFF UPDATE: The applicant submitted a letter to staff on October 21, 2015 requesting this application be deferred to the December 17, 2015 agenda. The applicant notes that he will not be available to attend the November 5, 2015 meeting. Staff supports the deferral request. PLANNING COMMISSION ACTION: (NOVEMBER 5, 2015) Staff informed the Commission that the applicant requested this application be deferred to the December 17, 2015 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the December 17, 2015 agenda. The vote was 11 ayes, 0 nays and 0 absent. STAFF UPDATE: This application needs to be deferred to the January 28, 2016 agenda based on the fact that the applicant did not complete the required notification to surrounding property owners. Staff recommends deferral of the application. January 28, 2016 ITEM NO.: B (Cont.) FILE NO.: Z-9089 2 PLANNING COMMISSION ACTION: (DECEMBER 17, 2015) Staff informed the Commission that the application needed to be deferred to the January 28, 2016 agenda based on the fact that the applicant did not complete the required notification to surrounding property owners. Staff supported deferral of the application. The item was placed on the Consent Agenda and deferred to the January 28, 2016 agenda. The vote was 10 ayes, 0 nays and 1 absent. STAFF UPDATE: On January 19, 2016 the applicant submitted a letter to staff requesting this application be withdrawn. Staff supports the withdrawal request. PLANNING COMMISSION ACTION: (JANUARY 28, 2016) Staff informed the Commission that the applicant requested this application be withdrawn. Staff supported the withdrawal request. The item was placed on the Consent Agenda and withdrawn. The vote was 7 ayes, 0 nays and 4 absent. Moore, Monte�+� $� From: Doug Barton <douglaskbarton @ gmail.com> Sent: Wednesday, November 25, 2015 9:12 AM To: Moore, Monte; Director Webb; AR State Rep. Warwick Sabin; Countryman, Kathleen Subject: CVSSNA resolution regarding Phoenix Recovery request for special use permit for reentry November 10, 2015 Little Rock Planning Commission Attention: Monty Moore 723 W Markham Sit, Little Rock, AR 72201 RE: Capitol View Stifft Station Neighborhood Association resolution regarding Phoenix Recovery Center request for special use permit for reentry Dear Monty, at our November meeting of the Capitol View Stifft Station Neighborhood Association, we discussed the request by Phoenix Recovery Center for a special use permit for reentry. Concern was expressed regarding two issues. First, some folks feel that Phoenix Recovery has not forged a good relationship with the neighborhood near their facility and did not listen to their concerns. And second, that women at the facility might not be receiving adequate services from Phoenix. So our neighborhood association passed a resolution that asking that the Planning Commission deny the request by Phoenix Recovery for a special use permit for reentry. Sincerely, Doug Barton President, Capitol View Stifft Station Neighborhood Association DKB January 28, 2016 ITEM NO.: C FILE NO.: S-1766 NAME: Village at Gateway Townhouse Community Preliminary Plat LOCATION: Located at 12500 Vimy Ridge Road DEVELOPER: Big Rock Development, LLC 498 Valley Club Circle Little Rock, AR 72212 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 35.53 acres NUMBER OF LOTS: 291 FT. NEW STREET: 6,950 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04 VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phases of the subdivision with the construction of the first phase. BACKGROUND: On May 29, 2005, the Little Rock Planning Commission approved a preliminary plat to allow the subdivision of this 60 acres into 198 single-family lots. The approval allowed a minimum lot size of 7,000 square feet and 8,500 linear feet of new street. The applicant indicated a tract along Vimy Ridge Road and Pleasant Hill Road to be maintained by the Property Owners Association designated for buffering of the subdivision from the adjoining roadways. The applicant also indicated a 25-foot platted building line along the front yard and side yard and rear yards to meet the minimum ordinance requirement. A phasing plan was not approved for the subdivision and the development was proposed in a single phase. The Little Rock Planning Commission approved a request to revise the preliminary plat for the subdivision on June 19, 2008. The revision modified the phasing plan for the January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 2 subdivision to include five (5) phases. The street construction to Vimy Ridge Road and the internal street construction were to correspond to the phasing plan. The request also included a variance from the Master Street Plan and the Boundary Street Ordinance to allow the placement of the sidewalk at the back of curb along Vimy Ridge Road and along the internal residential streets. The applicant indicated the ground at the right of way on Vimy Ridge Road and on some of the internal lots was eight to ten feet above or below the curb. According to the applicant the sidewalks would be more likely utilized if the walks were placed at grade with the street. May 30, 2013, the Little Rock Planning Commission approved a request to reestablish the previously approved preliminary plat. The approval allowed the development of 204 single-family lots from a 60 acre tract. Five (5) phases were approved which included the development of 66 lots and two (2) tracts in Phase I. Phase 2 included 44 lots. Phase 3 included 11 lots and 1 tract. Phase 4 included 42 lots and 2 tracts and Phase 5 included 41 lots. A 10-foot open space tract was included along Vimy Ridge Road and Pleasant Hill Road to avoid double frontage lots. A note on the plat stated no access would be granted through the open space tract. The plat also included the placement of a 10-foot no right of vehicular access easement within the open space tract and along the street right of way on Pleasant Hill Road and Vimy Ridge Road. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: This project contains approximately 35 acres of the 60 acres previously proposed for development. The area is the northern 35 acres of the site and is located at 12500 Vimy Ridge Road near the intersection of Alexander Road and Vimy Ridge Road. The parcel is currently zoned R-2, Single-family with the land use plan showing residential medium density. The developer currently has the property under contract and would like to construct a townhouse community with lots that average 30-feet in width by 100-feet in depth. The Subdivision Ordinance defines a townhouse lot as two (2) or more attached dwelling units under condominium or corporate ownership. The Ordinance also states townhouse lots are to be twenty-two (22) feet wide and eighty (80) feet in depth with an overall size of 2,000 square feet. Platted buildings lines are to conform to building locations shown on a generalized site plan which is to be provided with the submission of the proposed subdivision creating lots for the townhouse residences. The project is proposed in seven (7) phases. The first Phase will include the development of 38 lots, the clubhouse and pool. Phase II will include the development of 40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots, Phase VI 36 lots and Phase VII 52 lots. The plat includes 6,950 linear feet of new street to be dedicated to the public. The streets are indicated with a 50-foot right of way and 27-feet of pavement. Sidewalk is indicated on one (1) side of the interior streets. Centrally located within the plat areas have been set aside January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 3 for open space and sports fields. Along the rear of the lots in Phases III – V an area has been identified for pedestrian paths to connect to the open spaces. Francis Avenue is proposed as a collector street with a 60-foot right of way and 31-feet of pavement. The street improvements to Vimy Ridge Road will be completed in phases corresponding to the phase development of the subdivision. The request includes a variance to advance grade the project. The development of the subdivision will occur in phases. This will allow excess earthwork in one phase to be hauled to another phase that requires fill. This variance will allow the earthwork to balance over multiple phases and prevent hauling material over public streets. B. EXISTING CONDITIONS: The majority of the trees have been removed from the site. Portions of the infrastructure for the Phase I lots were previously installed but were not accepted by the various utility companies. North of the site the uses include residential, commercial and industrial. The area to the west of the site is vacant and was previously cleared of trees. The Quail Run Subdivision is located south of the site on Pleasant Hill Road. There is an approved POD located on Pleasant Hill Road to the southwest of the site. There is an area zoned MF-6 located on the southwest corner of Pleasant Hill Road and Vimy Ridge Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All abutting property owners of the site along with the Alexander Road and the Quail Run Neighborhood Associations and Southwest Little Rock United for Progress were notified of the public hearing . At their December association meeting, Southwest Little Rock United for Progress voted to support the plat request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 4 be submitted and approved prior to the start of construction. A variance is being requested to advance grade the entire property with construction of Phase 1. 3. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owners’ association and detailed in the bill of assurance. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 6. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 7. 100 year overflow swales must be constructed and placed within public drainage easements. 8. With the site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. What is the proposed phased construction plan? 9. The downstream property at 12423 Vimy Ridge Road has been flooded in the past from this development. The construction of the project should consider this downstream condition. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 11. Street names and street naming conventions must be approved by Public Works. York Drive and Gateway Drive are already used. Contact Glenn Haley at (501) 371-4537 for more information. 12. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-a-bouts are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 379-1805 for additional information. 13. Due to the number of proposed lots accessing Francis Avenue from this property and the property to the west, Francis Avenue should be constructed to a residential collector standard of 31 feet wide. 14. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 5 15. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. All street radiuses both public and private must be sufficient for access by a collection truck for collection service to be provided. 16. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 17. Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. Provide detail of each lot layout showing structure and driveway. 20. Will the pedestrian paths behind homes be within tract land or easement? E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Entergy: Entergy does not object to this proposal. A three phase power line exists along Vimy Ridge Road to the east of this proposed development. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Note that Entergy does require subdivision lots to be served by power lines located along the front property lines of the development. Centerpoint Energy: Centerpoint Energy does not object to the preliminary plat and proposed development of townhomes, less the Vimy Ridge street expansion portion. Centerpoint Energy currently owns and operates existing gas facilities within existing Vimy Ridge ROW. According to the proposed plat, “Developer shall dedicate ROW and construct ½ of Vimy Ridge Road per master street plan”. The proposed Vimy Ridge street construction would likely require a re-location of aforementioned Centerpoint Energy gas facilities. This re-location would need to be completed prior to the commencement of the proposed Vimy Ridge street construction activities. AT & T: No comment. January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 6 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Contact Central Arkansas Water regarding the size and location of water meter. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 9. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 7 10. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 11. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 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. 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. 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. January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 8 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 2012 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 2012 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. Multi-Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units . Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 9 occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2 As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment. County Planning: No comment. Rock Region Metro: Location is not currently served by Rock Region METRO. However future plans indicate service via Flex-transit. We have no objections to the plans as drawn. The developer has treated the street network with care by completing the streets without dead ends. The pedestrian network is extensive; commendable. F. ISSUES/TECHNICAL/DESIGN: Building Code: Clubhouse and Pool - Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . Fire separation of townhouses must comply with 2012 Arkansas Fire Protection Code. Fire Marshall review for access is required. Property should be accessed from the west as well as access shown from the east. Planning Division: No comment. Landscape: No comment. January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 10 G. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015) Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the plat was proposed as a townhouse plat which allowed lot widths of 22-feet and lot depths of 80-feet and a minimum lot size of 2,000 square feet. Staff stated the plat as proposed appeared to meet this minimum requirement. Staff questioned if the areas indicated as paths behind the homes would be located in tract land. Staff also questioned if there would be fences located within the rear yards abutting the proposed paths. Public Works comments were addressed. Staff stated Vimy Ridge Road was classified on the Master Street Plan as a minor arterial. Staff stated a dedication of right of way to 45-feet was required. Staff stated the City’s stormwater detention ordinance would apply to the future development of the lots. Staff also stated all public drainage easements were to be located within tract land and be wide enough the City could access the drainage areas for maintenance. Staff stated due to the proposed number of lots accessing Francis Avenue from this property and the property to the west the street should be constructed as a collector street. Mr. White stated the intent was to relocate the proposed collector street per the Master Street Plan from Pleasant Hill Road through this development. He stated the street would be widened to a minimum paving width of 31-feet. Staff stated the right of way should be increased to 60-feet. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing a number of the technical issues associated with the request. The applicant has indicated the area behind the homes will be located in tract land and the proposed subdivision will allow fences as allowed per the R-2, Single-family zoning district. Fences along Vimy Ridge Road will be constructed six (6) feet in height. The applicant has indicated the tract land behind the homes will be used as pedestrian paths and as drainage easements. This request is for preliminary plat approval for a townhouse subdivision containing 35 acres. The area is the northern 35 acres of a 60 acre tract located on Vimy Ridge Road near the intersection of Alexander Road and Vimy Ridge January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 11 Road. The parcel is currently zoned R-2, Single-family with the land use plan showing residential medium density. The lots average 30-feet in width by 100-feet in depth. The Subdivision Ordinance defines a townhouse lot as two (2) or more attached dwelling units under condominium or corporate ownership. The Subdivision Ordinance also states townhouse lots are to be twenty-two (22) feet wide and eighty (80) feet in depth with an overall size of 2,000 square feet. The plat is to include platted buildings lines to conform to building locations as shown on a generalized site plan which is to be provided with the submission of the proposed subdivision creating lots for the townhouse residences. The applicant has met this requirement. The project is proposed in seven (7) phases. The first Phase will include the development of 38 lots, the clubhouse and pool. Phase II will include the development of 40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots, Phase VI 36 lots and Phase VII 52 lots. The plat includes 6,950 linear feet of new street to be dedicated to the public. The streets are indicated with a 50-foot right of way and 27-feet of pavement. Sidewalk is indicated on one (1) side of the interior streets. Francis Avenue is proposed as a collector street and is proposed with a 60-foot right of way and 31-feet of pavement. The street improvements to Vimy Ridge Road will be completed in two (2) phases corresponding to phases within the development of the subdivision. The first phase of Vimy Ridge Road construction will include the improvements to the road which abuts the first phase of the subdivision development. The second phase will be completed with Phase VII of the subdivision. Centrally located within the plat are areas set aside for open space and sports fields. The rear of the lots in Phases III – V are proposed as tracts to be used as pedestrian paths to connect to the open spaces and clubhouse within the plat area. The plat will include subdivision identification signs at the entrance drive to the subdivision. The applicant has indicated the signs will be incorporated into walls at the main entrance. The signs will exceed the typical minimum standards as established by the zoning ordinance and the subdivision will have signage on each side of the entrance drive to the subdivision. A smaller sign is proposed at the southern drive into the subdivision, on Francis Avenue. This sign will comply with the typical standards of the zoning ordinance, a maximum of six (6) feet in height and 32-square feet in area. The request includes a variance to advance grade the project. The development of the subdivision will occur in phases. This will allow excess earthwork in one January 28, 2016 ITEM NO.: C (Cont.) FILE NO.: S-1766 12 phase to be hauled to another phase that requires fill. This variance will allow the earthwork to balance over multiple phases and prevent hauling material over public streets. Staff is supportive of the applicant’s request for preliminary plat approval of the subdivision. The streets as proposed are being put in place as indicated to take advantage of utilities which were installed with a previous preliminary plat which was approved but never completed for final platting. The subdivision application as proposed appears to meet the minimum requirements of the subdivision ordinance for the minimum development standards. To staff’s knowledge there are no outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request to allow advanced grading of future phases with the construction of the first phase of the subdivision. PLANNING COMMISSION ACTION: (JANUARY 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of the item to the January 28, 2016, public hearing to allow the applicant time to provide proper notice. There was no future discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 28, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the preliminary plat request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow advanced grading of future phases with the construction of the first phase of the subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 6 ayes, 0 noes, 4 absent and 1 abstention (Commissioner Troy Laha). January 28, 2016 ITEM NO.: D FILE NO.: Z-6526-C NAME: Parker Lexus Shackleford West Long-form PCD LOCATION: Located on the Northwest corner of Shackleford West Boulevard and Shackleford Road DEVELOPER: Lexus Land LLC 1 Shackleford West Boulevard Little Rock, AR 72211 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.7 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: OS, Open Space, C-2, Shopping Center District & O-3, General Office District ALLOWED USES: Retail and Office PROPOSED ZONING: PCD PROPOSED USE: Auto related sales and service VARIANCE/WAIVERS: 1. A variance from the City’s Land Alteration Ordinance to allow grading of the entire 5.7-acres with the construction of the first phase of the development. 2. A variance from Section 36-557 to allow building signage without public street frontage. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from OS, Open Space, C-2, Shopping Center District & O-3, General Office District to Planned Commercial Development, PCD. The project will be constructed in six (6) phases. With construction of the first phase the site will be graded. The applicant is seeking a January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 2 variance from the City’s Land Alteration Ordinance to allow grading of the entire property with the construction of the first parking area. After construction of the Phase I and Service area shown in Phase II, additional showrooms will be constructed when required by the automobile manufacturer and is typically “brand” driven. Phase I will include the construction of 192 parking spaces. Phase II includes the construction of 18,000 square feet of service area and increase the parking spaces to 295 spaces. Phase III includes a 10,000 square foot showroom and an increase to 315 parking spaces. Phase IV includes the construction of a 31,250 square foot showroom, 9,750 square foot service area and increase to 348 parking spaces. Phase V includes the construction of 18,000 square feet of showroom, 19,500 square feet of service area and a decrease to 269 parking spaces. Phase VI includes the removal of an existing office building and the construction of a new service area and a new showroom area. The developer is requesting the building signage be allowed on the north side of Buildings C and E and on the east side of Building E. These locations are facades without public street frontage. The exterior finish of the buildings will be glass and metal with stone, brick or stucco accents. Building height will not exceed 45-feet. Days and hours of operation are 7:00 am to 7:00 pm Monday through Saturday. B. EXISTING CONDITIONS: The property is undeveloped and mostly wooded. The site is slightly above the grade of the existing adjacent streets. South of the site is the existing Lexus Dealership. Southwest is a multistory office building occupied by the Arkansas Heart Hospital further to the west is an office building occupied by the FBI. Across Shackleford Road there are a mixture of uses including office, hotels, the Heart Hospital, restaurants and a convenience store with gas pumps. Along Kanis Road there is a church, a strip retail center and single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing . January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. An advanced grading permit is being requested. 3. Per Section 29-197(5), an undisturbed of at least 80 feet wide should be maintained adjacent to Kanis Road. An undisturbed buffer of at least 50 feet should be maintained adjacent to private properties on the north, east, and west where advance grading is being requested. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. 11. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 12. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline. The Kanis Road Street Widening project is expected to begin in the spring of 2016. January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 4 13. Show the Kanis Road driveway location. 14. Per Section 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 15. Per Section 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. 16. Per Section 29-197(12), all erosion and stabilization controls, including permanent vegetation and plantings and stormwater detention systems are to be maintained by the responsible part for a period of 2 years following completion of site grading. 17. Per Section 29-197(12), periodic mowing, generally 2 times per year or more often if required by City of Little Rock Code shall be provided to encourage perennial grass growth. 18. Per Section 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Section 31-431(2) at the time of final inspection of the grading activities. 19. Per Section 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 20. Staked orange fencing must be installed along the open space undisturbed buffer areas during construction to prevent access to these buffer areas. 21. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners’ association. 22. Visual screening of the completed area can be accomplished by provided undisturbed buffer strips or earthen berms. Per Section 29-197(3) provide line of sight illustrations from adjacent street(s) and properties for review by the Planning Commission. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. EAD review required. Entergy: Entergy does not object to this proposal. A three phase power line exists along the west side of South Shackelford Road and along the north side of Shackelford West Blvd up to approximately the western boundary of Phase I at this location. There do not appear to be any conflicts with existing Entergy facilities although care should be used in installing the pylon sign at the corner of Shackelford and Shackelford West as overhead power lines are in the vicinity. January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 5 Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. A distribution line will need to be extended to serve the site. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public 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. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. 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. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 6 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. 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 S ection 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. January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 7 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 2012 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 2012 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. January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 8 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Multi-Family Residential Developments. As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units . Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all building, including nonresidential occupancies are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is currently served on Route 5 West Markham by Rock Region METRO. The future service plans for this area are inclusive of the business along Shackleford Rd. to serve employees getting to work. Maintaining pedestrian access is important. We would also like to request curb cut consolidation for the Phase IV showroom. We would like a clear area from the intersection, to allow the bus to make a right hand turn and serve that location. Consolidating the curb cuts into one 36’ wide cut would be beneficial. The bus needs 110’ after making the turn to pull over and stop. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 9 Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Commercial (C) and Office (O) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from C-2 (Shopping Center District) and O-3 (General Office District) to PCD (Planned Commercial District) to allow for the development of parking inventory storage for the car dealership on the south side of the property for Phase 1 and the development of paving and building additions for Phase 2 through Phase 5. Master Street Plan: The east side of the property is Shackleford Road and it is a Minor Arterial; west side of the property is Centerview Drive and it is a Collector road; south side of the property is Shackleford West Road and it is a local street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road since it is a Minor Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the sites. Bicycle Plan: There is a Class III Bike Route shown on Centerview Drive. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. 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. January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 10 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). 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 of 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. 5. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These 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 shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance. G. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015) Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present representing the request. Staff presented an overview of the item stating there were a number of technical issues associated with the proposed development in need of addressing prior to the Commission acting on the request. Staff questioned the proposed advanced grading request and the area proposed for rezoning. Staff stated if the area to the north located along Kanis Road was not included in the rezoning request a separate item for an advanced grading request should be filed as a companion application. Staff questioned the proposed phasing plan and the time line for completion of the overall development plan. Staff requested the applicant provide the proposed building materials, the total height of the buildings and the location of any and all proposed signage including ground and building signage. Public Works comments were addressed. Staff stated if the development included the tract adjacent to Kanis Road then the boundary street ordinance would apply to this area including dedication of right of way and street improvements. Staff requested the applicant provide details concerning any proposed retaining walls. Staff requested the applicant provide a sketch grading and drainage plan. Staff questioned the opens space buffers which would remain after the grading activities were complete. January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 11 Landscaping comments were addressed. Staff stated screening of vehicular use areas was required by the planting of shrubs or vines. Staff stated an automatic irrigation system was required to water landscaped areas. Staff stated building landscaping was required between the vehicular use areas and the building. Staff stated a minimum of eight (8) percent of the interior paved area was required to be landscaped. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the technical issues associated with the request which were raised at the December 9, 2015, Subdivision Committee meeting. The applicant has reduced the size of the project eliminating the area along Kanis Road (3.07 acres) and is requesting approval of a Planned Commercial Development, PCD, for an area containing 5.7-acres. The area is currently zoned OS, Open Space, C-2, Shopping Center District and O-3, General Office District. The project will be constructed in six (6) phases. With construction of the first phase the entire 5.70 acres will be graded. This request requires a variance from the City’s Land Alteration Ordinance to allow grading of the entire property with the construction of the first phase which is proposed as a parking area for inventory storage of vehicles for the automobile dealership located to the south. After the Phase I construction (192 parking spaces) a service area shown in Phase II will be developed. The service area is proposed containing 18,000 square feet. With this construction an additional 103 parking spaces will be added. The Phase III portion of the development includes the addition of a showroom (10,000 square feet). The showroom will be constructed as required by the automobile manufacturer. An additional 20 parking spaces will be added with this phase. Phase IV includes the construction of a 31,250 square foot showroom, 9,750 square foot service area and increases the parking to 348 spaces. Phase V includes the construction of 18,000 square feet of showroom, 19,500 square feet of service area and decreases the parking to 269 spaces. Phase VI includes the removal of an existing office building and the construction of a new service area and a new showroom area. The developer is requesting the building signage be allowed on the north side of Buildings C and E and on the east side of Building E. These locations are facades without public street frontage. Section 36-557 of the Little Rock Code states all signs are to face a public street except in complexes where a sign without street frontage would be the only means of identification for a tenant. The site plan indicates the placement of ground signage to comply with signage January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 12 allowed in commercial zones. The signs maximum height as proposed is 36-feet and the maximum sign area proposed is 160 square feet. The exterior finish of the buildings will be glass and metal with stone, brick or stucco accents. The showroom buildings are indicated as two (2) story buildings. The maximum building height proposed is 45-feet. Days and hours of operation for the auto dealership are 7:00 am to 7:00 pm Monday through Saturday. The dumpster service hours will be limited to daylight hours. The applicant has indicated the use will not include wreck auto body repair such as auto paint or body rebuilding shop. There will not be any areas of outdoor storage of vehicle parts such as used tires. Staff is supportive of the applicant’s request. The applicant is requesting to rezone an area primarily zoned C-2, Shopping Center District to a Planned Commercial Development to allow for future development of automobile related activities including inventory storage, new service areas and new showroom areas. The OS, Open Space zoned buffer was put in place when the area to the north which fronts on Kanis Road was primarily single-family. The zoning and a number of the uses in this area have changed and are no longer residential homes. The applicant has indicated the request for the PCD is due to the time limits placed on approvals of Conditional Use Permit request. This entire development will not occur within the allowable three (3) years thus the applicant’s desire for the rezoning to establish the future development plans for this site. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the site with the development of the first phase of the PCD site plan. PLANNING COMMISSION ACTION: (JANUARY 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request for deferral of the item on January 6, 2016. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. There was no further discussion. A motion was made to approve the By-law waiver request regarding the January 28, 2016 ITEM NO.: D (Cont.) FILE NO.: Z-6526-C 13 deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 28, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant and the adjacent property owner to the west had come to several agreed upon terms concerning the grading and drainage of the site. Staff stated these conditions and terms would become a part of the approved PCD zoning and the public record. Staff read into the record the conditions which both parties had agreed upon which are as follows: 1. Parker-Lexus PCD is to maintain a 15-foot wide strip along the west property line. Clearing is allowed within this strip including the removal of all trees and undergrowth. The area will be replanted with grass or ground cover. In the future the area will be kept free of undergrowth and/or trees. 2. There is to be no retaining walls constructed within this 15-foot wide strip along the western property line. 3. In a landscape strip, east and adjacent to the 15-foot wide strip described in #1 above, any trees planted are to be of a variety and species that when mature the branches will not hang over the 15-foot wide strip to an extent that would allow the tree and/or branches to be used to scale the adjacent property owners fence which is located on the common property line. 4. When the landscape plans for the western boundary of the Parker-Lexus PCD are prepared they will be submitted to the adjacent property owner for review and comment prior to approval by the City and the issuance of permits to confirm that the landscape plan complies with the intent of 1, 2 and 3 above. 5. No storm runoff will be diverted to the adjacent property to the west of the Parker-Lexus development by the construction of improvements or grading related to the development of the Parker-Lexus PCD property. 6. Storm drainage will be constructed by the applicant to insure that existing drainage courses on the adjacent property to the west are not impacted. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from the City’s Land Alteration Ordinance to allow grading of the site with the development of the first phase of the PCD site plan. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 7 ayes, 0 noes and 4 absent. January 28, 2016 ITEM NO.: 1 FILE NO.: Z-9102 Owner: Nichols & Dimes, LLC Applicant: Kenny Whitfield, Nichols and Dimes, LLC Location: 2216 Perry Street Area: 0.32 Acres Request: Rezone from R-2 to R-4 Purpose: To construct two (2) duplex structures Existing Use: Single family residence SURROUNDING LAND USE AND ZONING North – Single family residences and vacant lots; zoned R-2 South – Good Shepherd Retirement Community (across West 24 th Street); zoned MF-18 East – Vacant lots and single family homes, including mobile/manufactured homes; zoned R-2 and R-7A West – Vacant lots; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Perry Street and West 24 th Street. 2. Perry Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. West 24 th Street is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 4. Show the proposed driveway location and width. The driveway should not exceed 26 ft. wide. January 28, 2016 ITEM NO.: 1 (Cont.) FILE NO.: Z-9102 2 B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a Rock Region Metro bus route. Bus Route #3 (Baptist Medical Center Route) runs along Kanis Road to the north. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the John Barrow, Twin Lakes “A” and Twin Lakes “B” Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the I-430 Planning District at the Northwest Corner of Perry and 24 th Street. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to R-4 (Two-Family District). Master Street Plan: The south side of the property is West 24 th Street, East side of the property is Perry Street and they are both shown as Local Streets on the Master Street Plan; the primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-o-fay and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Nichols and Dimes, LLC, owner of the 0.32 acre property located at 2216 Perry Street, is requesting to rezone the property from “R-2’ Single Family District to “R-4” Two-Family District. The property is located at the northwest corner of Perry Street and West 24 th Street. The rezoning is proposed to allow the construction of two (2) duplex structures on the site. The property is comprised of two (2) platted lots. An old one-story frame single family structure is located within the north portion of the property. There is a gravel January 28, 2016 ITEM NO.: 1 (Cont.) FILE NO.: Z-9102 3 driveway from Perry Street, with a gravel parking pad on the south side of the residence. Single family residences and vacant lots are located north of the subject property. Vacant lots and single family structures, including mobile/manufactured homes are located to the east, across Perry Street. The Good Shepherd Retirement Community is located on the MF-18 zoned property across West 24th Street to the south. Vacant lots are located to the west, with the Camp Aldersgate development further west across Aldersgate Road. The City’s Future Land Use Plan designates this property as Residential Low Density (RL). The requested R-4 zoning does not require an amendment to the plan. Staff is supportive of the requested R-4 rezoning. Staff views the request as reasonable. The property is comprised of two (2) platted single family lots. Two (2) duplex structures will only be a minor increase in the original platted density. New duplex structures have been recently developed within this neighborhood, at the northeast corner of Wilson Road and West 22 nd Street, south along the west side of Wilson Road, and along West 20 th Street (at Nichols and Jr. Deputy Roads). Staff believes the applicant’s plan to construct two (2) new duplexes will be a quality, in-fill type, development for this general area south of West 18 th Street. Staff believes rezoning this property to R-4 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACTION: (JANUARY 28, 2016) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved. The vote was 7 ayes, 0 noes and 4 absent. January 28, 2016 ITEM NO.: 2 FILE NO.: Z-9103 Owner: Mary K. Hallock, et al Applicant: Dickson Flake, Colliers International Location: 10115 Rodney Parham Road Area: 2.62 Acres Request: Rezone from R-2 to O-3 Purpose: Future office development Existing Use: Single family residence SURROUNDING LAND USE AND ZONING North – Mixed commercial uses (across Rodney Parham Road); zoned C-3 and C-1 South – Single family residences; zoned R-2 East – Undeveloped property and commercial uses; zoned O-3 and C-3 West – Mixed commercial and office uses; zoned C-3 and O-3 A. PUBLIC WORKS COMMENTS: 1. Rodney Parham Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Floodway exists along the south property line. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on a Rock Region Metro Route #8 (Rodney Parham Route). January 28, 2016 ITEM NO.: 2 (Cont.) FILE NO.: Z-9103 2 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the Treasure Hills, Colony West, Sturbridge and Breckenridge Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Office (O) for this property. 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. The applicant has applied for a rezoning from R-2 (Single Family District ) to O-3 (General Office District). Master Street Plan: N. Rodney Parham Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects if traffic and pedestrians on N. Rodney Parham Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II Bike Lane is shown along N. Rodney Parham Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. E. STAFF ANALYSIS: Mary K. Hallock, et al, owners of the 2.62 acre property located at 10115 Rodney Parham Road, are requesting to rezone the property from “R-2” Single Family District to “O-3” General Office District. The property is located on the west side of Rodney Parham Road, south of Breckenridge Drive. The rezoning is proposed for future office development. The property is occupied by a one-story brick and frame single family structure, located within the north half of the property. An asphalt drive is located near the northeast corner of the property. The drive heads to carport and parking pad in front of the residence. January 28, 2016 ITEM NO.: 2 (Cont.) FILE NO.: Z-9103 3 Mixed commercial uses (zoned C-3 and C-1) are located to the north, across Rodney Parham Road. Undeveloped O-3 zoned property and mixed commercial uses are located to the east. Mixed commercial and office uses are located to the west along Breckenridge Drive. Single family residences (zoned R-2) are located to the south. The City’s Future Land Use Plan designates this property as Office (O) . The requested rezoning to O-3 does not require a Land Use Plan Amendment. Staff is supportive of the requested O-3 rezoning. Staff views the request as reasonable. Staff feels that the proposed rezoning represents a continuation of the existing zoning pattern for this area. The adjacent properties to the east and west are zoned O-3 and C-3, with the properties across Rodney Parham Road to the north being zoned C-3. Additionally, the City’s Future land Use Plan designates this property as Office (O), which supports the requested O-3 zoning. Staff believes rezoning this property to O-3 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested O-3 rezoning. PLANNING COMMISSION ACTION: (JANUARY 28, 2016) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved. The vote was 7 ayes, 0 noes and 4 absent. January 28, 2016 ITEM NO.: 3 FLE NO.: A-326 NAME: Kanis Ridge Estates Annexation REQUEST: Accept 9.36 acres plus or minus to the City LOCATION: Along and east of Kanis Road in the 14600 Block SOURCE: Mark Redding, Holloway Engineering GENERAL INFORMATION: • The County Judge held a hearing on the annexation January 12, 2016 and signed the order for annexation. • The area requesting annexation has been cleared and graded and is in the 14600 BLK of Kanis Road. • There is one property owner. • The site is contiguous to the City of Little Rock along a portion of its northern boundary. • The annexation request is to obtain City services. • The site is basically rectangular shaped along the east side of Kanis Road. (1154.74 feet along the south boundary and 1394.57 feet along the north boundary. • Currently the property is zoned R-2, Single Family with an approved single-family subdivision of 41 lots. AGENCY COMMENTS: Public Safety: Fire: No Comment Received. Police: The Little Rock Police Department has no concerns or issues with the annexation of this area. Infrastructure and Community Facilities: Central Arkansas Transit: No Comment Received. Parks and Recreation: Little Rock Parks and Recreation Department indicated that with each ‘little annexation’ already limited level of service delivery is stretched. January 28, 2016 ITEM NO.: 3 (Cont.) FILE NO. A-326 2 Public Works: The civil and traffic divisions of the Public Works Department have indicated they have no comment on the requested annexation. Utilities: Central Arkansas Water: No Comment Received. Entergy: No Comment Received. Reliant-Energy: No Comment Received. Wastewater Utility: No Comment Received. AT&T: No Comment Received. Schools: Little Rock: No Comment Received. The annexation is not within the Little Rock School District. Pulaski County Special: No Comment Received. The annexation area is within the Pulaski County Special School District. ANALYSIS: The site is undeveloped but leveled and cleared land. A single family subdivision with 41 single family lots was approved by the City in the fall of 2014 for the area. The property owners have cleared and leveled the land in preparation for development of this subdivision. The adjacent subdivision to the north was annexed to the City of Little Rock in July 1987 (ordinance 15324). The site ranges from 1150 feet to just short of 1400 feet in depth from Kanis Road along the north or eastern side of Kanis Road. As noted it has been cleared and leveled in preparation of development. It is one of eleven ownerships (north or east of Kanis) totaling approximately 27 acres still not within the City Limits of Little Rock. There remain a half dozen single family houses in this area beyond Little Rock’s City Limits. Some of these houses are in disrepair. With this annexation an addition 400 linear feet of Kanis Road will be added to the City. Currently there is only approximately 1500 linear feet of Kanis Road not in the City Limits. The portion of Kanis Road from Cooper Orbit Road to Baker Lane still has sewer service issues. This has helped to slow development in this corridor. For the annexation area waste water will be pumped to the north, connecting into the existing city sewer line for the Summit Ridge Addition to the north. There is an 8-inch line along the northern line of the tract requesting annexation. January 28, 2016 ITEM NO.: 3 (Cont.) FILE NO. A-326 3 There are water lines in Kanis Road - a 24-inch line and 6-inch line, along the western boundary of the annexation request. With the construction of the proposed subdivision, the developer will construct lines for water service and add fire hydrants. Fire station 20 is located on Oak Meadow Drive just west of Kirby Road to the north east of the annexation area. It is 1200-feet as the ‘crow flies’ or 5200-feet via paved streets from this station to the annexation site on Kanis Road. Based on the 2001 Little Rock Parks and Recreation Master Plan, this site is within eight-blocks of an existing park/open space. There is a walking/bike trail along Rock Creek to the north of the annexation area. Most of the ‘neighborhood parks’ west of University Avenue are private Property Owner Association (POA) parks. There is also a public school Baker Elementary School (Pulaski County Special School District) with a play area and a POA Park (Kirby and Oak Meadow Lane) within eight-blocks. The areas surrounding this annexation are within police patrol district 71. In order to service the existing district a vehicle would have to pass along the frontage of this annexation area on Kanis Road. So the only addition would be once the new subdivision is constructed, an additional 41 houses would become part of this patrol district. Staff Recommendation: Approval of the annexation as request. PLANNING COMMISSION ACTION: (JANUARY 28, 2016) The Item was placed on consent agenda for approval. By a vote of 7 for, 0 against, 4 absent the Planning Commission recommends approval. January 28, 2016 ITEM NO.: 4 FILE NO.: LA-0068 NAME: Westrock Partnership Advanced Grading Variance LOCATION: 10,901 Kanis Road APPLICANT: Westrock Partnership APPLICANT’S REPRESENTATIVE: White-Daters & Associates AREA: Approximately 2.3 acres CURRENT ZONING: C-2 VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations to advance grade by clearing and grading approximately 2.3 acres. A. PROPOSAL/REQUEST: Applicant is requesting a variance from the Land Alteration Regulations to advance grade by clearing and grading approximately 2.3 acres located on the south side of Kanis Road just west of Shackleford Rd at 10,901 Kanis Road. The variance would allow staff to issue a grading permit for the advance grading activities without imminent construction. The subject property is requested to be advance graded to balance fill with the Parker Lexus property located south of the subject property. B. EXISTING CONDITIONS: The 2.3 acre property is covered with trees and steep slopes. The property is zoned C-2. The property is located on the southside of Kanis Rd. west of Shackleford Rd. Along the west property line of the subject property is a 50 ft. undisturbed buffer. East of the subject property are developed commercial and office properties. The hotel development, Wingate Hotel, adjacent to Shackleford Rd is zoned C-2, the Kanis Plaza strip center adjacent to Kanis Rd is zoned C-3 and the UAMS Clinic office is zoned O-3. North of the subject property is Kanis Rd. On the northside of Kanis Rd is the Hilton Garden Inn. West of the subject property is the Rose Hill Church of the Nazarene zoned R-2. South of subject property is an undeveloped property zoned C-2. This property is proposed to be the future Parker Lexus Service Center. C. NEIGHBORHOOD COMMENTS: As of the time of writing, staff has not been provided proof of notifications being mailed by the applicant to all adjacent property owners including those across streets and alleys. As of the time of writing, staff has not received telephone inquiries or emails about the application. January 28, 2016 ITEM NO.: 4 (Cont.) FILE NO.: LA-0068 2 D. ENGINEERING COMMENTS: 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time frame not to exceed one (1) year in duration from the time work commences to installation of all final erosion control measures and vegetation. 6. Provide visual screening of the completed area by providing undisturbed buffer strips or earthen berms. Per Sec. 29-197(3) provide line of sight illustrations from adjacent street(s) and properties for review by the Planning Commission. The width of the temporary buffer strips shall be 6% of the lot width and depth. The minimum width shall be 50 ft where the subject property is adjacent to other properties. The minimum width shall be 80 ft where the subject property is adjacent to an arterial street. In no event shall these buffers be less than the width of the permanent buffers required for the development. With the advanced grading occurring to balance fill material with the property to the south, a berm or buffer is not required along the south property line. 7. A curved, angled, or some additional construction road design should be provided to limit the visibility of the interior grading work from Kanis Rd. 8. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial grass shall be established over all disturbed areas. Where indicated by soil tests, pH adjustments and addition of fertilizer may be required. January 28, 2016 ITEM NO.: 4 (Cont.) FILE NO.: LA-0068 3 9. Per Sec. 29-197(12), all erosion and stabilization controls, including permanent vegetation and plantings and stormwater detention systems are to be maintained by the responsible part for a period of 2 years following completion of site grading. 10. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed through posting of cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the time of final inspection of the grading activities. 11. Per Sec. 29-197(14), all required federal, state, and local permits and approvals shall be obtained prior to commencement of land alteration activities. 12. Public Works staff must be contacted for inspection for final approval of site stabilization prior to acceptance and relinquishment of the maintenance bond. 13. Staked orange fencing must be installed along the open space undisturbed buffer areas during construction to prevent access to these buffer areas. 14. At the completion of the land alteration activities, a minimum six (6) inches of suitable top soil shall be placed over all disturbed areas and permanent vegetative cover established. E. PLANNING STAFF COMMENTS: No comments F. SUBDIVISION COMMITTEE: Due to this item being on the item to be discussed at the Subdivision Committee, the comments were forwarded to the committee members for review. Staff did answer questions and explain the application in more detail to Commissioner Keith Cox by telephone conversation. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: Mistakenly, staff comments were not forwarded to the applicant. H. RECOMMENDATION: Due to the comments not being forwarded to the applicant to address, staff recommends deferral of the item to the March 10, 2016 Planning Commission agenda. January 28, 2016 ITEM NO.: 4 (Cont.) FILE NO.: LA-0068 4 I. PLANNING COMMISSION ACTION: (January 28, 2016) The applicant was present. Staff did not forward the comments to the applicant to address. Therefore, staff recommended the item be deferred to the March 10, 2016 Planning Commission agenda. There was no further discussion. The item was placed on the consent agenda for deferral to the March 10, 2016 agenda. The item was deferred by the Planning Commission by a vote of 7 ayes, 0 noes, and 4 absent. [1C a u w w LU 4 5 z 0 cn Q V C7 Z Z Z CL a w Q G a as 0 d LU V) Z) u LU _z 4 v'► m z LU V) m w Q c LU 2 u 0 d W Z Q w z 4 1 Z =< Q m 2 m Z 0 C m OC a F- cr- © w -J uj LU +� — m m m m u 0 7 �, January 28, 2016 There being no further business before the Commission, the meeting was adjourned at 4.07 p.m. Date � � � Chairman