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pc_04 23 2015 LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD APRIL 23, 2015 4:00 P.M. I. Roll Call and Finding of a Quorum A Quorum was present there being eleven (11) members present. II. Members Present: Craig Berry Tom Brock Alan Bubbus Buelah Bynum Keith Cox Janet Dillon Rebecca Finney Scott D. Hamilton Paul Latture Jennifer Martinez Belt Bill May Members Absent: None City Attorney: Shawn Overton III. Approval of the Minutes of the March 12, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA APRIL 23, 2015 OLD BUSINESS: Item Number: File Number: Title: A. Z-4411-N Pleasant Ridge Towne Center Revised Long-form PCD, located at 11525 Cantrell Road. B. Z-1432-D Maple Leaf Lawn Care Short-form PD-C, located on the Northwest corner of Ohio and Georgia Streets. C. Z-5079-E Family Dollar Short-form PD-C, located at 3407 John Barrow Road. D. Z-4336-OO Arkansas Children’s Hospital Zoning Site Plan Review, located on the Northwest corner of 10th and Summit Streets. E. Z-8977-A South Bowman Apartments Long-form PD-R, located at 4212 South Bowman Road. NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-867- AAAAAAAA Chenal Valley Revised Preliminary Plat, located on the North side of Chenal Valley Drive, West of Hallen Boulevard. II. SITE PLAN REVIEW: Item Number: File Number: Title: 2. S-1743 Legion Village Subdivision Site Plan Review, located at 315 East Capitol Avenue. Agenda, Page Two III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 3. Z-2544-A 124 North Fillmore Street Short-form PD-O, located at 124 North Fillmore Street. 4. Z-5758-E PVK Development Long-form PCD, located on the Southwest corner of Kanis and Pride Valley Roads. 5. Z-5800-D Bowman Business Park Revised Long-form POD, located at 1515 South Bowman Road. 6. Z-5884-C Quattro Little Rock Revised Short-form PCD, located at 12300 Chenal Parkway. 7. Z-7637-A Kavanaugh Court HPR Short-form PD-R, located on the Southwest corner of Kavanaugh Boulevard and Louise Street. 8. Z-7500-E Cantrell West Reestablishment and Revised Long-form PCD, located in the 14600 Block of Cantrell Road. 9. Z-7701-C Chenal Pet Palace Revised Short-form PD-C, located at 14309 Kanis Road. 10. Z-8170-A Mountain Valley Long-form PD-R, located at 25616 Cantrell Road. 11. Z-8170-B Mountain Valley Conditional Use Permit, located at 25616 Cantrell Road. 12. Z-8262-B Rowan Village Reestablishment and Revised PCD, located in the 2700 Block of South Shackleford Road. 13. Z-8632-A Arkansas Urology Ambulatory Surgery Center Reestablishment and Revised Long-form POD, located at 1300 Centerview Drive. 14. Z-8700-A Markham and Tyler Revised Short-form POD, located on the Northeast corner of West Markham and Tyler Streets. Agenda, Page Three III. PLANNED DEVELOPMENTS: (Continued) Item Number: File Number: Title: 15. Z-8871-A K Lofts Revised Short-form PCD, located at 315 South Main Street. 16. Z-9019 Clemons Short-form PCD, located at 1403 West Roosevelt Road. 17. Z-9020 Hometown Tax Service Short-form PD-O, located at 3008 West 12th Street. 18. Z-9021 Family Dollar Short-form PD-C, located at 3418 and 3502 Baseline Road. 19. Z-9022 Smokin’ Houze BBQ Short-form PD-C, located at 1500 South Bowman Road. 20. Z-9023 Cell Phone Hospital Short-form PCD, located at 6608 Baseline Road. April 23, 2015 ITEM NO.: A FILE NO.: Z-4411-N NAME: Pleasant Ridge Towne Center Revised Long-form PCD LOCATION: Located at 11525 Cantrell Road DEVELOPER: Schickel Development Company 11601 Pleasant Ridge Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 27.0 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2, Shopping Center District PROPOSED ZONING: Revised PCD PROPOSED USE: Allow a second access to the shopping center via Woodland Heights Road VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow driveways inconsistent with the typical driveway spacing criteria. BACKGROUND: On December 20, 1994, through Ordinance No. 16,808, the City Board of Directors approved a PCD that would allow the development of a mixed use “Neighborhood Commercial” shopping center and an accompanying office development. The site was a 12.83 acre-tract and of the area, 11.48 acres was proposed to be developed as the shopping center. The proposed structure was 97,680 square feet, and 463 parking spaces were indicated. A 1.35-acre tract was to have 10,000 square feet of office building space with an additional 50 parking spaces. The uses proposed for the April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 2 shopping center were all by-right C-2 and C-3 zoning district, except that there were to be no service stations, auto glass or muffler shops, convenience stores, or car washes within the scope of the PCD. The uses proposed for the office building were all uses by right in the O-2 and O-3 zoning district. On January 9, 1997, the Commission reviewed a request for a change in the right-of- way dedication and street improvement requirement to Fairview Road. The developer requested all right-of-way dedication and street improvements be taken from the property located to the east of Fairview Road. The Board of Directors adopted Ordinance No. 17,331 on December 3, 1996, which allowed a five-year deferral of street improvements (or until development of the Pleasant Ridge Square PCD) to Fairview Road. The Little Rock Planning Commission granted a three-year time extension for the proposed submission of the final development plan at their December 22, 1997, Public Hearing. The applicant submitted a Final Development Plan for the Pleasant Ridge Square Long-form PCD, which was approved on February 1, 2002. The Little Rock Board of Directors adopted Ordinance No. 19,233 on November 9, 2004, establishing a revision to the Pleasant Ridge Town Center PCD. The development was proposed as a 300,000 square foot retail center with restaurant space developed as a “Life-style Center”. The approval allowed the creation of three lots. Ordinance No. 19,281 adopted by the Little Rock Board of Directors on February 15, 2005, revised the previously approved PCD to allow Coulson Oil to add an additional driveway to their site and adjust the southern property line. The site plan indicated the drive would be added to the southwestern corner of the property to adjoin to the proposed driveway for Pleasant Ridge Town Center. The applicant indicated with the adjustment, the existing Coulson PCD would function more appropriately with the approved Pleasant Ridge Town Center site plan. Coulson Oil also proposed the sale of a portion of their lot to the Pleasant Ridge Town Center along the southern perimeter. The sale of the property resulted in a rear yard buffer and landscape strip that was less than the typical minimum required per the Highway 10 Design Overlay District. The Board of Directors adopted Ordinance No. 19,633 on November 21, 2006, revising the previously approved PCD for the shopping center to allow the creation of two (2) additional lots for the Pleasant Ridge Town Center. The previous approval allowed for the creation of three (3) lots which had been final platted. The developer proposed the placement of the two (2) additional lots along Cantrell Road within the area identified as future restaurant sites. According to the applicant the restaurant out-parcels were needed to allow the transfer of property to prospective tenants. The approval brought the total available lots on the site to five (5). There were no other modifications proposed to the previous approval. April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 3 On December 7, 2006, the Little Rock Planning Commission denied a request to allow the western-most drive located along Cantrell Road to become a full service intersection. The denial of the request was appealed to the Board of Directors and was scheduled to be heard on February 20, 2006. The item was withdrawn from the Board of Directors agenda prior to action by the Board of Directors. Ordinance No. 19,730 adopted by the Little Rock Board of Directors on April 3, 2007, allowed a revision to the previously approved PCD to allow additional sign locations within the development. The approval allowed building signage located on the portion of the flat wall located on the northeast corner and northwest corner of the center shopping center building. No other modifications to the approved site plan were proposed with the revision to the PCD. On October 15, 2009, the Little Rock Planning Commission made a recommendation of approval of a request by Chick-fil-A to place signage along their western façade. On November 17, 2009, the Little Rock Board of Directors denied the request. Ordinance No. 20,240 adopted by the Little Rock Board of Directors on April 6, 2010, allowed a revision to the PCD to allow seasonal sales on the site. The approval allowed the placement of a temporary trailer for a shaved ice business to be placed on the site from April through September yearly. On May 17, 2011, the Board of Directors adopted Ordinance No. 20,438 to amend the PCD to allow the creation of an additional lease parcel to the site. The lease parcel/building footprint was located between Chick-Fil-A restaurant and the Chipotles Mexican Grill. The building did not increase the square footage of the overall development beyond the approved 315,000 square feet. The approved revision indicated a maximum 6,000 square foot building with a drive-thru along the west side. The approval allowed the flexibility to vary the plan to eliminate the drive-thru and add parking and also reduce the building size to add parking or some combination thereof should the tenant space vary from the approved site plan. On June 2, 2011, the Little Rock Planning Commission withdrew a request to allow signage on the eastern façade of an out-parcel located along the eastern entrance drive to the Pleasant Ridge Town Center shopping center. The request would allow the placement of signage along the eastern and western facades of the building, both located without public street frontage. The eastern façade abuts an access drive entering the shopping center. The western façade faces the Chick-fil-A. On February 7, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,543 to allow a revision to the driveways on Cantrell Road. The approval allowed the main entrance drive adjacent to Chipotles Mexican Grill and the Shell Station to be realigned to match a proposed driveway located on the north side of Cantrell Road which would April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 4 serve a future office building. The Arkansas State Highway Department denied this request. Ordinance No. 20,790 adopted by the Little Rock Board of Directors on September 17, 2013, allowed a revision to the signage plan for the furniture store. Wall signage on the east and southern façades was approved. The signage on the eastern façade was located over the tenant’s front door and on the southern façade the sign faced into the shopping center. No signage was allowed along Cantrell Road or on the western façade of the building. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to revise the previously approved PCD to allow a second access to the shopping center. The proposed entrance is located at the south end of the shopping center where the property fronts Woodland Heights Road. The proposed entrance would allow vehicles entering and exiting the center to the south direct access to Woodland Heights Road. This would eliminate the need for cars to travel on Woodland Heights Road to the east where it fronts Christ the King School. The elementary school has property on both sides of Woodland Heights Road. Children cross the street in this location to gain access to the play areas on the north side of Woodland Heights Road. The entrance would also eliminate the need for cars to travel west on Fairview Road where there is a church, single-family homes as well as the Jewish Learning Center for Children on the north-south leg of Fairview Road. The proposed entrance would eliminate the conflicts with pedestrians both school age and adults walking on Fairview Road. The applicant states the proposed entrance, is a more direct access to the south side of the center and the access would not increase traffic on Woodland Heights Road and Fairview Road. The proposed entrance would simply shorten the route taken by motorists already accessing the center via these two (2) streets thereby reducing conflicts for motorist and pedestrians and improving safety. B. EXISTING CONDITIONS: The site is developed with a shopping center with three (3) out-parcels located along Cantrell Road. The western most out-parcel is a Chick-fil-A restaurant and the eastern most out-parcel has developed with a Chipotle’s Mexican Grill. The center parcel contains a furniture store. Also located in the immediate area of this development are a number of restaurants, two convenience stores, banks and office buildings, a drycleaners, a liquor store and a City of Little Rock Fire station. North of the site, across Cantrell Road, is the Walton Heights Subdivision. South of the site is Christ the King Church and School and Easter April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 5 Seals. The Pleasant Forest Subdivision is also located south of the site. West of the site are churches, single-family homes and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Pleasant Forest Neighborhood Association, the Pleasant Valley Property Owners Association and the Walton Height Candlewood Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways on collector and commercial streets must be at least 250 feet from other driveways. A variance must be requested for the proposed driveway location. 3. The driveway median should be redesigned and narrowed at the entrance to prevent vehicles from entering the exit side of the driveway. Contact Nat Banihatti of Traffic Engineering at time of permitting to discuss revised plan. 4. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. E. SUBDIVISION COMMITTEE COMMENT: (January 7, 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 no outstanding technical issues associated with the request. Staff stated the purpose of the amendment was to allow a second access to the existing shopping center. Staff noted the parking indicated on the site plan was in place. Public Works stated the approval would require a variance to allow the driveways as proposed. Staff stated the driveway median should be redesigned and narrowed at the entrance to prevent vehicles from entering the exit side of the driveway. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 6 F. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The applicant is requesting to revise the previously approved PCD to allow access to the site from a newly created curb cut. The drive would be an extension of the existing parking area located south of Belk’s. No other modifications are proposed for the approved site plan. Staff is not supportive of the request. The applicant has stated the secondary entrance to the south would shorten the route taken by motorists already accessing the center via Fairview and Woodland Heights thereby reducing conflicts for motorist and pedestrians and improving safety. The applicant has also stated the addition of the second entrance would enhance the shopping center. Staff does not feel this is the case. The development appears to have been a very successful development with most of the tenant space leased and all the out-parcels have been developed. By opening the rear access motorist will potentially use this access as a cut-through to and from Cantrell Road when Rodney Parham backs up or when motorist are trying to get around the congestion at Cantrell and Rodney Parham. G. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request on January 13, 2015, requesting deferral of this item to the March 12, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. STAFF UPDATE: The applicant submitted a request dated March 2, 2015, requesting deferral of this item to the April 23, 2015, public hearing. April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 7 PLANNING COMMISSION ACTION: (MARCH 12, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated March 2, 2015, requesting deferral of this item to the April 23, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Philip Kaplan was present representing the request. Mr. Kaplan stated he had represented Schickel Development for a number of years. He stated the ordinance approved by the Board of Directors in 2004 stated the rear entrance would not be opened without Board of Directors approval. He stated nine and one-half (9 ½) years later Mr. Schickel was requesting to open the rear entrance. He stated when the center opened there was no data to support where the traffic would come or how that traffic would access the center. He stated now there was data to support the need for the rear entrance and the impact opening the entrance would have on the neighborhood streets. He stated there were 800,000 trips per year entering the center from the south. He stated the cars traveled Fairview Road and Woodland Heights Road to enter the center. He stated with this number of automobiles there was a safety concern for Christ the King School and Easter Seals. He stated both crossed Woodlands Heights to access the administration building and playground area for Christ the King School. He stated Easter Seals used the schools playground equipment located on the north side of Woodland Heights Road. He stated Christ the King was in support of the request to open the entrance. He stated with the opening of the entrance a four-way stop would be added which would slow traffic and allow for safe pedestrian access. He stated with the previous application Pleasant Valley Property Owners Association and Easter Seals were both speaking in opposition of the request. He stated with the current request both had decided to remain neutral. He stated staff’s position was based on suppositions and not facts. He stated there were traffic numbers which revealed the center had not increased traffic on the residential streets and opening the south entrance would not increase traffic concerns in the area. Mr. Ernie Peters addressed the Commission. He stated his firm was Peters and Associates and had been hired by Schickel Development to review the traffic patterns in the area. He stated based on traffic counts it was determined there were April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 8 800,000 vehicle trips per year entering the center from the south. He stated there were five drive entrances to the shopping center from Fairview and Woodlands Heights Roads. He stated the traffic was already in the area. He stated opening the south entrance would not create additional traffic but would relieve traffic on Woodland Heights Road and Fairview Road. Mr. Keith Wingfield addressed the Commission in support of the request. He stated he was on the building committee for Christ the King School and had been for 34 years. He stated he was currently the chair of the building committee and had been for the past seven (7) years. He stated in the original application the church felt they could not take a stand because there were members on both sides of the issue. He stated the church had 6,000 members and 1,800 families. He stated the church’s concerns was the passage of the number of vehicles in front of the drop-off and pick-up for the school. He stated the church owned property on both sides of Woodland Heights Road and the administration and playground were on the north side of Woodland Heights Road. He stated 850 children attended the school. He stated with the creation of the four-way a safe intersection would be of benefit and take traffic off unimproved roads. Mr. Craig Williams addressed the Commission in opposition of the request. He stated his home was located on Pleasant Forrest Drive. He stated in 1998 there were 3800 cars per day on Pleasant Forest Drive. He stated once the intersection at Rodney Parham Road was improved the traffic on Pleasant Forest increased significantly. He stated in 2004 there were 5,000 cars per day on Pleasant Forest Drive. He stated traffic circles on Pleasant Forest Drive were installed to help slow traffic. He stated during the approval process the developer promoted the shopping center as a destination place where people would walk to shop and entertain. He stated the developer was now claiming concern of pedestrian and traffic conflict on Fairview and Woodland Heights Road. He stated there was no way to measure the risk of opening the rear entrance. He stated when there were backups on Rodney Parham and Cantrell Road the cars currently spilled over to Pleasant Forest Drive. He stated with the widening of Cantrell Road, cars would continue to access Pleasant Forest Drive to avoid the construction on Cantrell Road. He stated the developer was requesting to open the rear entrance as a benefit to the shopping center not because it was inconvenient for shoppers to access the site from the current entrances on Woodland Heights and Fairview Roads. Mr. Alan Smith addressed the Commission in opposition of the request. He stated his home was located two (2) blocks off Rodney Parham Road. He stated when access to Rodney Parham was improved the traffic also increased. He stated the developer did meet with the property owners association and the discussion after the meeting was more of I wish it would not happen. Mr. Ray Rogers addressed the Commission in opposition of the request. He stated his home was located on Pleasant Forest Drive. He stated the development the Board of Directors approved was a family life style center for shopping. He stated the ordinance April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 9 approved by the Board of Directors did not allow for the southern entrance. He stated the shopping center had access from several locations and did not need this additional access. He stated opening the rear entrance was of no benefit to the residents of the area. Ms. Paula Pottenger addressed the Commission in opposition of the request. She provided the Commission with a number of slides from a PowerPoint presentation showing the traffic circles which had been installed on Pleasant Forest Drive and the damage to property and vehicles which had occurred. She stated the circles were not designed properly. She stated there was constantly debris around the circles and they were not maintained. She stated the traffic circles were oversized and dysfunctional. She stated to allow the southern entrance to be opened would only increase traffic on Pleasant Forest and continue the blight which was being caused on the neighborhood by this developer. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated traffic was like water and would take the path of least resistance. She stated if a stop sign was needed the City could install the sign and not open the southern access to the shopping center which was going to increase traffic in the neighborhoods. Mr. Jeff Yates addressed the Commission in opposition of the request. He stated safety was a concern and a stop sign could be installed without opening the rear access. He stated his concern was there were plans in place for improvements to Cantrell Road and Rodney Parham Road which were not being coordinated. He stated it was important to provide overall connectivity. He stated the southern access should not be opened until the improvements to Cantrell Road were complete to view the impact comprehensively. Mr. Gregory Hopkens addressed the Commission in opposition. He stated his firm represented Smiley Technologies. He stated the concern was the long term impact opening this rear access would have on the adjacent properties. He stated once the access was opened it would be difficult to remove the access. He stated a memorandum had been provided to the Commission outlining their concerns. Mr. Kaplan addressed the Commission concerning issues which had been raised. He stated Mr. Schickel did not install the traffic circles but at the request of the City he contributed $70,000 for the installation. He stated the deal was not that the entrance would not be installed but would be reviewed and approved by the City prior to installation. Mr. Peters stated there were plans to improve Rodney Parham to the north of the intersection with Pleasant Forest which included the addition of a bike lane. He stated the plans for the portion of Rodney Parham Road to the south had not been finalized. April 23, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-4411-N 10 He stated the traffic was already accessing the center. He stated opening the southern entrance would allow a more direct access to the center. There was a general discussion by the Commission concerning the request and traffic in the area. The Commission noted patrons were already access the shopping center from the south via Woodland Heights and Fairview Roads. Commissioner Berry stated driving the area the streets were substandard and he felt the area was “crying for connectivity”. He stated this would allow for a grid traffic pattern. He stated he did not feel there would be any additional traffic on Pleasant Forest Drive as a result of creating access through a southern entrance. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion passed by a vote of 8 ayes, 2 noes and 1 absent. April 23, 2015 ITEM NO.: B FILE NO.: Z-1432-D NAME: Maple Leaf Lawn Care Short-form PD-C LOCATION: Located on the northwest corner of Ohio and Georgia Streets DEVELOPER: Jason Bermingham 154 Ridge Road Little Rock, AR 72207 ENGINEER: Cromwell Architects and Engineers 101 Spring Street Little Rock, AR 72201 AREA: .333 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD - Expired ALLOWED USES: C-3 and automobile inventory parking PROPOSED ZONING: PD-C PROPOSED USE: Lawn care office VARIANCE/WAIVERS: None requested. The applicant submitted a request dated February 27, 2015, requesting deferral of this item to the April 23, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (MARCH 12, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated February 27, 2015, requesting deferral of the item to the April 23, 2015, public hearing. Staff stated they were supportive of the deferral request. April 23, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-1432-D 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no contact with the applicant since the previous public hearing. Staff recommends withdrawal of this item, without prejudice. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating there had been no contact with the applicant since the previous public hearing. Staff presented a recommendation of withdrawal of this item, without prejudice. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: C FILE NO.: Z-5079-E NAME: Family Dollar Short-form PD-C LOCATION: Located at 3407 John Barrow Road DEVELOPER: Team Development 12788 Hammock Road Denham Springs, LA 70726 ENGINEER: Machado | Patano, PLLC 1641 Popps Ferry Road, Suite A-4 Biloxi, MS 39532 AREA: 0.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial ALLOWED USES: General Retail PROPOSED ZONING: PD-C PROPOSED USE: Family Dollar VARIANCE/WAIVERS: 1. A variance from Sections 30-43 and 31-210 to allow driveways inconsistent with the typical driveway spacing criteria. 2. A waiver of the required right of way dedications on the abutting streets. BACKGROUND: An application was filed with the Zoning Board of Adjustment to allow a reduction in the front yard setback. After staff’s review of the request it was determined additional variances would be required to allow the development as proposed. The applicant submitted a request for withdrawal of the item which was granted at the Zoning Board of Adjustment’s meeting on October 27, 2014, public hearing. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting a rezoning of the site from C-3, General Commercial District to PD-C, Planned Development Commercial, to allow the development of the site with an 8,320 square foot retail building and associated parking. The plan indicates the placement of 30-parking spaces to serve the proposed retail use. The request includes a reduction in the required front yard setback along John Barrow Road. The underlying C-3, General Commercial zoning requires the front setback to be 25-feet. The site plan as proposed indicates the front setback along John Barrow Road at 7.48-feet on the south corner and 12.47-feet on the north corner of the building. The request also includes the placement of the dumpsters along West 34th Street within the front building setback. The site plan indicates the placement of the dumpster 1.08-feet from the property line along West 34th Street. The site is located within the John Barrow Overlay District which has specific development criteria related to signage, building materials, fencing and dumpster locations. Within this area a preliminary conceptual design for streetscape is under development. The final design may not allow full access to the driveway from John Barrow Road. Within the design a multi-use trail is proposed on the east side of John Barrow Road. B. EXISTING CONDITIONS: Along John Barrow Road in this area there is a mixture of uses including residential and non-residential. There is a daycare center located to the north of the site and a barber shop located to the south of the site. Across John Barrow Road there is a commercial building, Dollar General, currently under construction near the intersection with West 36th Street. There is a church located across John Barrow Road at the intersection of Ludwig and West 35th Streets. East of the site are single-family homes. Very few of the lots are vacant. West 34th and West 35th Streets are substandard streets with no curb, gutter or sidewalk. John Barrow Road is a four (4) lane roadway with a continuous center turn lane adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow 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. Due to the proposed use of the property, the Master Street Plan specifies that West 34th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. Due to the proposed use of the property, the Master Street Plan specifies that West 35th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 foot radial dedication of right-of-way is required at the intersection of John Barrow Road and West 34th Street. 5. A 20 foot radial dedication of right-of-way is required at the intersection of John Barrow Road and West 35th Street. 6. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along John Barrow Road. If the issuance of the building permit precedes the bid opening of the John Barrow Road Streetscape Project, a payment should be made for construction of sidewalk in-lieu of construction. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to West 35th Street including 5-foot sidewalks with the planned development. The existing curb and gutter should be continued to the east property line maintaining the improved street width. The back of the new sidewalk should be placed at the new property line. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to West 34th Street including 5-foot sidewalks with the planned development. The existing curb and gutter should be continued to the east property line maintaining the improved street width. The back of the new sidewalk should be placed at the new property line. 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 4 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 12. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. Driveway locations on West 34th Street and West 35th Street do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. City code states driveway spacing on commercial streets is 250 feet from intersection. A variance must be requested for the driveways to be installed in the proposed locations on West 34th Street and West 35th Street. 14. Show the existing driveway apron on the west side of John Barrow Road. The John Barrow Road driveway should not create a turn movement conflict with the existing driveway on the west side of John Barrow Road. 15. 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. 16. At time of construction of the driveways, trees and underbrush may need to be removed within the alley and right-of-way to provide adequate sight distance. 17. The driveway radii should not exceed 15 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. Three phase power is available from the west side of John Barrow Road and single phase power is available from 34th Street. Contact Entergy in advance to discuss service requirements and facilities locations. 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. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 5 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 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. 9. 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. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 6 Fire Department: 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is currently served by CATA at this location via the Route #9 West Central Barrow Road and by the Links para-transit. This location is currently in CATA’s long range plan. The proposal impacts service in that the proposed Family Dollar store will be a draw for CATA’s ridership. Improving the pedestrian way in this area would create a safe environment for both residents and workers to have access to the retail center and the transit route. A continuous pedestrian way should be created from the store entrance to the sidewalk and curb line along the transit route to allow passengers to disembark and embark safely and access to the front door. A continuous route along frontage on West 34th and 35th Streets will allow neighbors from the adjacent residential neighborhoods to access the transit route and the retail center safely. Minimize parking lot curb cut turning radii to provide pedestrians a shorter and move expedient crossing area at the driveway entrances. Even without a designated stop, because CATA offers on demand service, the driver will be able to load passengers from the sidewalk on request. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 7 Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) and Commercial (C) for this property. The Mixed Office Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3 (General Commercial District) to PDC (Planned District Commercial) to allow for the construction of a Dollar Store on the site. The site is within the John Barrow Design Overlay District. Master Street Plan: John Barrow Road is a Minor Arterial and 34th and 35th Streets are Local Streets 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 John Barrow Road. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along John Barrow Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the John Barrow Road Overlay District. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The plantings, existing and purposed, shall be provided within the City’s landscape ordinance requirements. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet. a. The lot is approximately two hundred and eighty (280) feet deep, a seventeen (17) foot buffer is required on West 35th Street. 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 April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 8 area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the 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. 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. 5. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. An irrigation system shall be required for developments of one (1) acre or larger. 7. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. Dumpsters and trash containment areas shall not be located within the front yard setback area or street side or exterior side yard setback area. 9. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Representatives of the applicant were present. Staff stated there were a number of issues and concerns related to the site plan which were in need of addressing prior to the full Commission acting on the request. Staff stated they would work with the developer’s engineering firm to address their questions. Staff noted the site was located within the John Barrow Design Overlay District as well as within an area proposed for a streetscape project. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 9 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 addressing few of the outstanding issues associated with staff comments provided from the January 7, 2015, Subdivision Committee meeting. The applicant is requesting a rezoning from C-3, General Commercial District to PD-C to allow the development of a Family Dollar on this one-half block. The site is located within the John Barrow Design Overlay District. The Overlay states service/loading and waste/dumpster areas shall not be located within the front setback facing John Barrow Road or between the building and John Barrow Road or side streets on corner lots. The overlays states the facilities are to be located to the side or rear of buildings and must be screened. The site has street frontage on three (3) sides which does not allow placement of a dumpster without encroaching into one of the street side setbacks. The Overlay outlines fencing material. The Overlay states electric fences and the use of barbed, concertina wire or other types of wire specifically designed to inflict injury upon human contact are prohibited. The Overlay states chain-link fencing is prohibited from the building facade to John Barrow Road and that chain-link fencing on other portions for the site are to be vinyl coated. The applicant is not proposing fencing inconsistent with the typical development standards of the Overlay. The Overlay states facades facing John Barrow Road may be any standard material, except corrugated or ribbed metal materials. The applicant states building materials will be nichiha brick panels on the John Barrow Road side. The front elevation will have EIFs in the center with nichiha panels on the sides. The Overlay states any freestanding signs on the premises are to be monument style no more than ten (10) feet in height and consistent with other standards of Article X of Chapter 36. The sign is indicated at 10-feet 1-inches in height and 12-feet in width for a total sign area of 121.2-square feet. Building signage is indicated with an overall square footage of 144.17-square feet. Building signage will be located on the front façade and on the John Barrow Road façade both of which have street frontage. The site plan indicates the placement of a six (6) foot wood fence along the eastern property line and on the west side of the platted alley. The maximum building height proposed is 24-feet. The days and hours of operation are from 8 am to 9 pm seven (7) days per week. Deliveries are proposed from 8 am to April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 10 5 pm. Dumpster service hours are limited to 8 am to 6 pm Monday through Friday. The dumpster will be screened with a six (6) foot masonry wall constructed of materials similar to the proposed building materials. The site plan indicates the construction of an 8,320 square foot building and 29-parking spaces. Based on one (1) space per three hundred (300) gross square feet of floor area, the typical ordinance requirement for a commercial development 27-parking spaces would typically be required. The applicant is requesting a waiver of the required right of way dedication on all three (3) street frontages. The request includes a waiver of right of way dedications on West 34th and West 35th Streets and on John Barrow Road. The applicant is also requesting a waiver of the radial dedications at the intersections of the abutting streets. The applicant is requesting a variance to allow the drives on West 34th and West 35th Streets nearer the property line than typically allowed per Sections 30-43 and 31-210. The applicant is requesting a variance to allow the radiuses of the driveways at the intersections streets to exceed the 15-feet typically required per the ordinance. The applicant has indicated 25-foot driveway radiuses are required to allow for delivery truck access to the site. The applicant is requesting a variance to allow a reduced landscape strip along West 35th Street. The ordinance would typically require the placement of a landscape strip along West 34th and West 35th Streets averaging 17-feet. The site plan appears to indicate a street buffer on West 35th Street of 6-feet. The street buffer along John Barrow Road and West 34th Street (with the exception of the dumpster is placed within the street buffer) are indicated consistent with the typical ordinance standard. Staff is not supportive of the request. The site plan as presented by the applicant does not provide the required right of way dedications and the typically required landscape strips. Although the site is one-half block the site plan cannot comply with the minimum development standards of the ordinances. In addition once the streetscape for John Barrow Road is developed additional landscaping may be lost to allow the development of the pedestrian paths. Staff does not feel the development as proposed is appropriate for this site. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 11 PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was not present. Staff presented the item stating the applicant had failed to respond to comments raised at the January 7, 2015, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the March 12, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. PLANNING COMMISSION ACTION: (MARCH 12, 2015) 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 to the April 23, 2015, public hearing. Staff stated the deferral request would require a waiver of the Commission’s By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a waiver of the By-laws with regard to the late deferral request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant attended the April 1, 2015, Subdivision Committee meeting which staff presented their concerns and comments related to the proposed site plan. On April 8, 2015, the applicant stated their desire was to move forward with the site plan which was included in the Commission’s March 12, 2015, agenda. As noted in the previous analysis the site plan does not provide the required right of way dedications and landscape strips to comply with the buffer and landscape ordinances. The site is one-half block and still the site plan cannot comply with the minimum development standards of the landscape ordinance and/or provide the proper right of way dedications. Staff feels with the lack of landscaping and right of way dedications the development is not appropriate. Staff recommends denial of the request. April 23, 2015 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-5079-E 12 PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 17, 2015, requesting withdrawal of this item without prejudice. Staff stated they were in supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: D FILE NO.: Z-4336-OO NAME: Arkansas Children’s Hospital Zoning Site Plan Review LOCATION: Located on the Northwest corner of 10th and Summit Streets DEVELOPER: Arkansas Children’s Hospital Mr. Larry Beckins, VP Facilities 1000 Wolf Street Little Rock, AR 72202 ENGINEER: Cromwell Architects and Engineers 101 Spring Street Little Rock, AR 72201 AREA: 1.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 45 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Arkansas Children’s Hospital (ACH) is requesting a site plan review for a proposed parking lot on a half block site at the northwest corner of 10th and Summit Streets on the ACH campus. The site is surrounded by ACH owned and occupied property. There are two separately owned lots at the southwest corner of 10th and Summit Streets. The site is currently vacant. It was originally home to four (4) single-family houses. These wood-frame houses were demolished or sold for relocation several years ago. Due to expansive soils in the area, the houses had settled unevenly and were not practically repairable at this location. This site was also cleared to provide a space for a contract’s lay-down yard for construction of a series of previous projects by ACH. April 23, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-4336-OO 2 The projects are now completed. The ACH campus population is growing and additional parking is needed. ACH plans to rework the half-block into a modern and code-conforming fenced parking lot for employees. The wooded drop-off between the site and an existing parking lot to the west will be retained to the greatest extent possible. New landscape areas will be developed to meet ordinance requirements. Some slight trade-offs in landscape areas are proposed. An underground storm drain system was built by ACH serving this area in previous projects. This site will connect to that system, except that its internal storm drainage system will be design to provide detention of run-off from the previously paved areas. Handicapped parking will not be provided. The site is on a steep slope downhill from the hospital. Adequate handicapped parking is provided on more level ground closer to the building entrances. B. EXISTING CONDITIONS: The portion of the property proposed for parking is currently grass covered with a scattering of trees. The site was previously used as a laydown area for construction of buildings within the Children’s Hospital campus. This parking area will be an extension of the existing parking area located to the west. North of the site is a parking deck and to the east and northeast is hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site along with the Downtown, Central High and Capitol Hill Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Maryland Street and Summit Street. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 10th Street and Summit Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. April 23, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-4336-OO 3 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Entergy: Entergy does not object to the parking lot proposal. Contact Entergy should lighting needs change as a request of the project. Entergy currently has poles and lights serving the existing area all around this block. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: 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 April 23, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-4336-OO 4 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA on the #3 Baptist Medical Center Route at this location. This location is in CATA’s long range planning. The proposal has no impact to service. Existing sidewalks should be maintained. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s 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. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. April 23, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-4336-OO 5 4. An irrigation system shall be required for developments of one (1) acre or larger. 5. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the landscaped area to be irrigated. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 18, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Public Works comments were addressed. Staff stated radial dedications were required at the intersections of Maryland and Summit Streets and 10th and Summit Streets. Staff also stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated the applicant was requesting a trade-off in the width of the landscape strip located on 10th Street. Staff stated there was adequate landscaping in the general area to more than compensate for the decreased planting strip. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. Arkansas Children’s Hospital (ACH) is requesting a zoning site plan review and approval for a proposed parking lot on a half block site at the northwest corner of 10th and Summit Streets on the ACH campus. The site is currently vacant. The site was previously used as a contract’s lay-down yard for construction of a series of projects by Children’s Hospital. ACH plans to rework the half-block into a modern and code-conforming fenced parking lot for employees. Between an existing parking lot and the proposed parking lot is a wooded area which has a grade change and drops-off between this site and the existing parking lot to the west. The trees will be retained to the greatest extent possible. New landscape areas will be developed to meet ordinance requirements. April 23, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-4336-OO 6 An underground storm drain system was built by ACH serving this area in previous projects. This site will connect to that system, except that its internal storm drainage system will be design to provide detention of run-off from the previously paved areas. Handicapped parking will not be provided. The site is on a steep slope downhill from the hospital. Adequate handicapped parking is provided on more level ground closer to the building entrances. Some trade-offs in landscape areas are proposed. Along East 10th Street the street buffer drops below the 9-foot minimum typically required by the zoning ordinance. The site plan includes ample area to allow a trade-off of landscaped area within the general area and on the site. Staff is supportive of the request. The request is approval of a zoning site plan review per Section 36-126 to allow the development of this O-2, Office and Institutional zoned property. To staff’s knowledge there are no outstanding technical issues associated with the request. The development of the parking lot as proposed is consistent with the typical development standards of the zoning ordinance. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 12, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide notification of the public hearing to the property owners as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item to the April 23, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-4336-OO 7 STAFF UPDATE: The applicant submitted a request dated April 9, 2015, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 9, 2015, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: E FILE NO.: Z-8977-A NAME: South Bowman Apartments Long-form PD-R LOCATION: Located at 4212 South Bowman Road DEVELOPER: EBW LLC 26 Collins Industrial Place North Little Rock, AR 72113 ENGINEER: Marlar Engineering 5318 JFK Boulevard North Little Rock, AR 72116 AREA: 16.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Multi-family – 14.99 units per acre VARIANCE/WAIVERS: A variance from the City Land Alteration Ordinance to allow advanced grading of future phases with the construction of the first phase and to allow a retaining wall in excess of 15-feet. BACKGROUND: The item was reviewed and a recommendation of approval was made by the Planning Commission at their October 29, 2014, public hearing. The item was forwarded to the Board of Directors for final action. The item was deferred from the Board December 2, 2014, public hearing to the December 16, 2014 hearing. At the request of the developer the item was removed from the Board Agenda prior to the December 16, 2014, public hearing. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PD-R to allow the development of 240-units of multi-family housing on this 16.02-acre tract. The buildings are proposed as three (3) story buildings with a maximum building height of 48-feet. There are ten (10) buildings proposed, each containing 24-units. The site plan indicates the placement of an office/clubhouse, pool and covered pavilions as amenities for the residents. The plan indicates the placement of covered and uncovered parking on the site. The perimeter fencing includes the placement of a six (6) foot wood fence along the northern, southern and eastern perimeters. Brick and wrought iron fencing will be placed along South Bowman Road. The development is proposed in two (2) phases. With the initial phase five (5) apartment buildings containing 24-units each along with the clubhouse, pool administrative offices and the front entrance will be developed. The second phase includes the construction of five (5) additional buildings, each containing 24-units. The buildings are proposed with three (3) story heights. The maximum building height proposed is 48-feet. B. EXISTING CONDITIONS: South Bowman Road adjacent to the site is an unimproved two (2) lane road with open ditches for drainage. The property proposed for development is tree covered with a single-family home located near the northern property line on South Bowman Road. There is vacant C-2, Shopping Center District zoned property to the east. South of the site is a manufactured home park with homes abutting this properties southern boundary. North of the site is a large property which contains a single-family residence with a number of outbuildings and barns. Further south of the site is the Baptist School of Nursing, an office warehouse development, a convenience store and a number of automobile dealerships located on Colonel Glenn Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. Striping and tapers must be provided for a center turn lane. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade future phases of development with construction of the first phase? 4. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 5. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 yr storm >150 cfs. The undisturbed strip should be measured from the top of the bank. After permits have been obtained from the USCOE for the creek to be filled, the buffer strips can be removed. 7. 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 Greg Simmons, Traffic Engineering at 501.379.1813; for more information. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. The driveway should be located to not create conflicting left turn movements with the future street on the east side of South Bowman Road. 9. The owner and/or manager of each multi-family residence of 100 or more dwelling units shall provide recycling and encourage participation by the tenants, renters, or owners of each unit. Contact Melinda Glasgow 501.371.4646; mglasgow@littlerock.org for more information. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 4 10. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 11. 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. Retaining walls with geotextile reinforcing mats should not be placed on the property line and the mats extend beyond the property line. 12. 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. 13. The proposed sign should be removed from the driveway landscape median. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer main relocation required to construct project as shown. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposal. Three phase power is available along the west side of Bowman Road. Care should be taken in constructing the sign and in locating the construction office as both shown to be in close proximity to the power line. Contact Entergy in advance to discuss service requirements and facilities locations. 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. 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. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 5 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 8. 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 back flow preventer shall be required. 9. 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: 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. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 6 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 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 7 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 8 County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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. Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to allow development of an apartment complex at a density of 15 units per acre on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman 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 Bowman Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 9 3. 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 three hundred (300) square feet for developments with more than one hundred fifty (150) 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. 4. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 5. A landscape irrigation system shall be required for developments of one (1) acre or larger. 6. Recycling containers must be screened per Section 36-523(d) of the City of Little Rock Code of Ordinances. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 7, 2015) Mr. Mike Marlar of Marlar Engineering was present representing the request. Staff presented the item stating the applicant had withdrawn the previous request prior to the Board of Directors action on the request. Staff stated the current request was to allow the development of 240 units of multi-family housing on the site. Staff stated the most notable differences were the addition of property which was previously under a different ownership and the placement of an additional building containing 24-units. Staff requested Mr. Marlar provide the areas in which the buffer would remain undisturbed and the areas in which the buffers would be cleared. Public Works comments were addressed. Staff stated Bowman Road was classified on the Master Street Plan as a minor arterial. Staff stated dedication of right of way to 45-feet from centerline was required. Staff also stated a grading permit would be required prior to development. Staff questioned the proposed phasing plan and if advanced grading was being requested for future phases with the development of the first phase. Landscaping comments were addressed. Staff stated buffers were required along the sites perimeters. Staff stated the required street and western buffer were an average of 50-feet with the minimum street buffer dimension of 25-feet. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 10 Staff stated screening was required along the northern, western and southern perimeters. Staff noted the comments from the various other agencies. 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 issues raised at the October 8, 2014, Subdivision Committee meeting. The site plan indicates the placement of perimeter fencing, the maximum building height and the number of units per building. The site plan also includes the placement of a secondary access for the development and the placement of buffering along the sites northern, western and southern perimeters. The applicant is requesting a rezoning from R-2, Single-family to PD-R to allow the development of 240-units of multi-family housing on this 16.02-acre tract for an overall density of 14.99 units per acre. The buildings are proposed as three (3) story buildings with a maximum building height of 48-feet. There are ten (10) buildings proposed, each containing 24-units. The site plan indicates the placement of an office/clubhouse, pool and covered pavilions as amenities for the residents. The buildings are proposed brick exteriors with architectural singled roofs. The plan indicates the placement of covered and uncovered parking on the site. The perimeter fencing includes the placement of a six (6) foot wood fence along the northern, southern and eastern perimeters. Brick and wrought iron fencing will be placed along South Bowman Road. The development is proposed in two (2) phases. With the initial phase five (5) apartment buildings containing 24-units each along with the clubhouse, pool administrative offices and the front entrance will be developed. The second phase includes the construction of five (5) additional buildings, each containing 24-units. The site plan indicates the placement of covered and uncovered parking on the site. The plan includes the placement of 430 parking spaces. Included in the 430 parking spaces are 20 covered parking structures with approximately 80-spaces within the covered structure. Per the Zoning Ordinance parking for multi-family developments is calculated at one and one-half parking spaces per unit. Based on 240 unis a total of 360 parking spaces is required. The site plan includes the placement of several dumpster locations. Recycling facilities will be offered to the residents. A note on the site plan indicates April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 11 dumpsters will be screened per typical ordinance requirements. The hours of dumpster service will be limited to 6 am to 7 pm daily. The site plan includes the placement of an identification sign at the entrance to the development. The sign is indicated with a maximum height of six (6) feet and a maximum sign area of 72-square feet. The sign is located within a planted landscape feature within the divided entrance to the development. The sign will be moved to the west to not create a sight distance problem at the driveway entrance and South Bowman Road. The request includes a variance from the City’s Land Alteration Ordinance to allow an increase in the total retaining wall height along the northwestern perimeter. The top of the wall is between 381-feet and 393-feet and the finished floor heights will be nearer 352-feet. Staff is continuing to review the request related to the perimeter land use buffers and the proposed retaining wall heights and locations. Staff recommendation is forthcoming. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating staff was requesting a deferral of the item to the February 26, 2015, public hearing. Staff stated they needed additional time to review a revised site plan which had been submitted by the applicant. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. STAFF UPDATE: The site plan includes the construction of a retaining wall along the northwestern and western portions of the property. The wall height ranges for ground level to 30-feet in height in this area. The wall is cut into the development site allowing the top of the wall to be at grade with the property located to the north and west. (The overall height of the wall will be seen from within the multi-family development.) The applicant is April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 12 requesting a variance to allow an increase in the wall height. Section 29-190 of the Little Rock Code of Ordinances states a maximum of thirty (30) vertical feet of fill or excavation (such as three (3) ten-foot vertical terraces or two (2) fifteen-foot vertical terraces) is permitted, however additional development areas may be constructed a minimum of one hundred fifty (150) feet in width and at a slope of no more than eight (8) percent. The maximum of thirty (30) feet of fill or excavation may be utilized. This section also states no more than two hundred (200) feet of terrace can be in a straight line and a minimum of a ten (10) feet curved section, jog, or offset is required for each additional two hundred (200) feet of terrace. The applicant is requesting a variance to allow the wall height to be 30-feet and to be allowed the wall in a straight line. Staff is supportive of the variance requests. The maximum height of the wall along the western perimeter is 15-feet which complies with the land alteration ordinance. The request also includes a variance from the City’s Land Alteration Ordinance to allow grading of the Phase II development area with the construction of the first phase. Staff is supportive of this variance request. The land use buffer width along the northern portion of the property ranges from 39-feet along the eastern 500-feet of the development to 21.67-feet along the western 600-feet of the development. The northern land use buffer within the eastern portion of the development will be maintained as typically required per the zoning/buffer ordinance. A minimum of 70 percent of the land use buffer will be maintained in its natural state. The remaining area of the northern land use buffer will be disturbed most likely to the property line. The applicant indicates the land use buffer which is disturbed will be replanted with 2 and 3 inch caliper evergreen trees and shrubs. The plantings will be staggered and placed 17-feet on center. This will allow the reestablishment of the vegetation within the land use buffer and provide visual screening. The land use buffer along the western perimeter ranges from 39-feet to 45-feet. A minimum of 70 percent of the land use buffer area will remain in its current natural state. The land use buffer along the southern portion of the development will be removed to the property line. The land use buffer along the southern portion of the site is indicated at 9-feet which is the minimum land use buffer width allowed per the zoning/buffer ordinance. Staff is supportive of the land use buffer on the southern perimeter as indicated on the site plan. The developer is proposing a 6-foot wooden fence along the northern, western and southern perimeters. A 6-foot wrought iron fence with 8-foot brick columns will be placed along South Bowman Road. Staff is supportive of the applicant’s request for rezoning to PD-R. The requested rezoning is to allow a multi-family development at a density of 15-units per acre. A portion of the site is indicated on the City’s Future Land Use Plan as Residential High which allows for multi-family development at a density of more than 12-units per acre. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 13 The remainder of the site is indicated at Residential Low which typically allows residential development at a density no greater than 6-units per acre. The Future Land Use Plan is general in nature. The site is located adjacent to a mobile home park, across the street from a school and near the commercial area of Colonel Glenn and I-430. Staff does not feel the removal of the land use buffer along portions of the northern and western property lines will adversely impact the development. The applicant is proposing to replant the land use buffers which are lost to mitigate any potential negative impacts. Staff is also supportive of allowing the removal of the southern land use buffer as proposed by the applicant. Staff does not feel the variances from the City’s Land Alteration Ordinance will adversely impact the development. Staff feels the rezoning of the site and the multi-family development as proposed is appropriate for the site. 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 Phase II area with the construction of the first phase. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow an increase in the wall height and allow the wall to not be staggered. Staff recommends approval of the land use buffers as proposed. PLANNING COMMISSION ACTION: (FEBRUARY 26, 2015) Mr. Mike Marlar of Marlar Engineering was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval. Mr. Marlar addressed the Commission stating he and the developer had met with the property owner to the north and offered additional landscaping in excess of the City code. Mr. Marlar stated the development was also proposing to provide stormwater detention for the 5, 10 and 25 year storm event which exceeded the minimum ordinance requirement for stormwater detention. Mr. Marlar stated he had met with the City’s Traffic Engineer and the development was providing street improvements per the Master Street Plan and including a turn-lane into the development on South Bowman Road. Mr. Charles Sullivan addressed the Commission in opposition of the request. He stated his home was located at 4100 South Bowman Road and he had lived there for 24 years. He stated he and his wife owned 40-acres to the north of this development. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 14 Mr. Sullivan stated he was appearing before the Commission to speak in opposition of rezoning the property from single-family to multi-family. He stated he was not in support of allowing 240 more apartments in addition to the 1,000 units previously approved for South Bowman Road. He stated with the approval of the additional 500 units north of West 36th Street the scope of development had dramatically been expanded. Mr. Sullivan stated in the past few months he had visited with a number of persons in the private sector and in City government concerning the overbuilding of apartments in an area and the impacts on neighborhoods. He stated in those conversations he had repeatedly heard the comment that no one wanted to see Bowman Road experience the overbuilding of apartments as had occurred in areas such as Reservoir Road, Mara Lynn Drive, North Green Mountain Drive and Napa Valley Drive in West Little Rock. He stated since these areas were being used as examples of over concentration of apartments he contacted Mr. Jonathon Lupton of Metroplan and requested apartment number for the areas. He stated on Reservoir Road there were 905 units, Mara Lynn 720, North Green Mountain 1035 and Napa Valley 940 units. He stated the City had already approved more apartments on South Bowman Road than currently present in three of the areas considered over developed and had approved essentially an equal number for the fourth overbuilt area. He stated if the numbers truly represented being overbuild, then South Bowman Road with its current approval of 1000 units was already in the overbuilt category and the area did not need an additional 240 units. He stated he did not consider himself as anti-development, anti-apartment, or anti-people-who-live-in-apartments type person. He stated in a growing City like Little Rock development was needed which included affordable quality rental housing. He stated his objection was to the location the developer had selected for his project and to his request for rezoning of the land from single-family to multi-family to achieve his purpose. He stated it was explained to him that a normal zoning pattern would be office/warehouse adjacent to high density residential adjacent to single-family. He stated currently this zoning pattern was in place if considering the land from West Bowman Road beginning at Colonel Glenn and traveling north. He stated approving the rezoning request would add 16-acres of multi-family next to property currently zoned high density residential. He stated this additional multi-family zoning did not fit a normal development pattern. He stated this property should remain single-family residential. He stated another point to note was that denying this application did not preclude this development from being built in West Little Rock. He stated there were 281.87 acres of land already zoned multi-family located north of Colonel Glenn and West of I-430 as described in a December 12, 2014, report prepared by City Manager Bruce Moore for Little Rock Board of Director Lance Hines. Mr. Sullivan stated in summary he felt the information provided to the Commission spoke loudly against approval of this rezoning request to building 240 more apartment units in the South Bowman Road corridor. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 15 Mr. Mike Marlar addressed the Commission stating the location best suited the developer’s needs. He stated this development was located on South Bowman Road nearer the theater, the commercial area and the automobile dealerships. He stated he felt the residents of this development would work and shop in the Colonel Glenn Road I-430 area. Mr. John Burkhalter addressed the Commission as the developer. He stated his development provided 32-percent of the parking indoors or covered. He stated the development was located across the street from the Baptist Nursing School which he felt would be his primary occupants. There was a general discussion by the Commission concerning the development and the number of units previously approved and if the area was overbuilt or would be overbuilt. Commissioner Bubbus stated he felt based on the topography of the area this area would not develop at the rate as the other areas which were considered as overbuilt. The Commission noted there were areas zoned in Chenal for multi-family and at the time of development the residents of the area would be appearing before the Commission stating they did not want apartments at this rate. Commissioner May stated he was in Leawood when the apartments were developing along Reservoir Road. He stated the area was a problem area. He stated he felt apartment developments should be spread out and not concentrated in certain areas. Commissioner Cox stated he felt the development was appropriate. He stated the development was located near the Colonel Glenn/I-430 intersection. He stated the project was across the street from a school. He stated this site was more appealing than the apartments the Commission just approved to the north on West 36th Street. Commissioner Cox stated the market dictated if a development was viable. He stated market studies were prepared to determine if a site was a good location for a particular type development. He stated he felt this was a good location and a good development. A motion was made to approve the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report and approval of the variances associated with the request. The motion carried by a vote of 7 ayes, 1 no, 1 absent and 2 open positions. STAFF UPDATE: On April 13, 2015, the Little Rock Board of Directors voted to return this application request back to the Planning Commission for review and consideration. Section 36-454(c) states The board shall not consider an application that has been modified by the applicant to a design other than that reviewed by the Commission. The applicant has modified the site plan based on comments raised by a concerned neighbor and was April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 16 to present the revised plan to the Board at their April 13, 2015, meeting. Due to the modifications the Board could not consider the request and is requesting the Commission review the site plan and the proposed revisions and provide a recommendation based on the new site plan. The modifications to the site plan include increasing the width of the northern land use buffer, relocating a couple of the buildings and providing a connectivity through the site for emergency vehicles. These are the only substantial changes to the previously approved site plan. The proposed drainage infrastructure has been included on the site plan but is not being reviewed or approved by the Planning Commission or the Board of Directors. The proposed drainage infrastructure will be reviewed for compliance with the City of Little Rock Stormwater Management and Drainage Manual at the time a request for a grading permit and/or building permit. The site plan indicates the placement of a 39-foot land use buffer along the entirety of the northern perimeter. The eastern portion of the northern land use buffer, as noted on the previous site plan, will be maintained as required by the zoning ordinance or a minimum of seventy (70) percent will remain in its natural state. The western portion of the land use buffer will be cleared, most likely to the property line, and revegetated. The site plan notes “trees to be replanted in the land use buffer will be two (2) to three (3) inch caliper evergreen trees”. The planting of the trees was previously proposed and approved but the width of the land use buffer has been increased from fourteen (14) feet to thirty-nine (39) feet. The western most building previously had a drive entering the parking area but there was not a turn-around for emergency vehicles. The revised plan indicates a second drive across an existing creek which is proposed to be channeled. The new drive allows emergency vehicles connectivity through the site and eliminates any dead-ends. The western land use buffer is indicated at 50-feet. The site plan indicates this land use buffer area will remain as required by the zoning ordinance or a minimum of seventy (70) percent of the land use buffer will remain in its natural state. The southern land use buffer has not changed. This land use buffer width would typically be required to be thirty nine (39) feet. The land use buffer is indicated the same width as the site plan previously approved by the Commission. The land use buffer is reduced to nine (9) feet along a small portion of the southeastern section of the site. The remainder of the land use buffer area appears to range from twenty-five (25) to thirty-five (35) feet. The entirety of the buffer will be cleared to the property line and replanted as typically required by the ordinance. April 23, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8977-A 17 The site plan includes the development of 240 units of multi-family housing. The plan includes the placement of 388 parking spaces both covered an uncovered spaces. Parking for multi-family is based on one and one half parking spaces per unit (1 ½). The total parking typically required to serve a multi-family development with 240 units would be 360 parking spaces. The parking meets the typical minimum parking required per the ordinance. Staff was supportive of the previous request and continues to support the current request. Staff feels the revised plan to increase the land use buffer along the northern perimeter and allow for circulation and connectivity through the parking areas enhances the plan. 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 continues to recommend approval of the variance request from the City’s Land Alteration Ordinance to allow grading of future phases with the construction of the first phase. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the item was being returned to the Commission for review of a revised site plan. Staff stated the Board of Directors could not review a plan that had not been acted upon by the Commission. Staff stated the revised plan had increased the width of the northern land use buffer to 39-feet for the entire length. Staff stated they felt the increase in buffer enhanced the site plan and provided additional separation between this property and the single-family property to the north. Staff stated the revised plan also provided connectivity through the parking lot for the residents and emergency personnel. Staff stated to their knowledge there are no outstanding technical issues associated with the request. 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 also presented a recommendation of approval of the variance request to allow grading of future phases with the development of the first phase. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 1 FILE NO.: S-867-AAAAAAAA NAME: Chenal Valley Revised Preliminary Plat LOCATION: Located on the North side of Chenal Valley Drive, West of Hallen Boulevard DEVELOPER: Deltic Timber Corporation 7 Chenal Club Blvd. Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 65.19 acres NUMBER OF LOTS: 159 FT. NEW STREET: 8,200 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13 VARIANCE/WAIVERS: 1. A variance from Section 31-232(f) to allow the creation of a pipe stem lot. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is for preliminary plat approval of 65.19-acres located north of Chenal Valley Drive and West of Hallen Boulevard. The site was previously approved for preliminary platting as a part of a larger area in April 2001. The previous approval allowed the creation of 183 single-family residential lots. The current request reduces the number of lots to 154 single-family residential lots and creates 4-tracts. The plat includes a variance from the City’s Subdivision Ordinance (Chapter 31) to allow the creation of a pipe stem lot. Section 31-232 states pipe stem lots are April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 2 prohibited. Section 31-2 provides the definition of a pipe stem lot and the design criteria for development of a pipe stem lot. Section 31-175 allows subdivisions to develop utilizing internalized pedestrian circulations systems in-lieu of sidewalks. Section 31-207 allows residential development to develop utilizing private streets if approved by the Planning Commission. The lots located in Block 96 (56 lots) will be developed utilizing private streets. The remaining 103 lots will be developed utilizing a series of public streets accessed by a new public street, Ensbury Boulevard, located north of Chenal Valley Drive. A 20-foot wide all weather access for walking and to provide a secondary access as required by fire code will be constructed to connect Hallen Court with Ensbury Drive to allow secondary access into these areas. B. EXISTING CONDITIONS: Hallen Court is a gated subdivision with private streets. The area proposed for future development is heavily wooded. Chenal Valley Drive has been constructed with two (2) lanes and a marked bike path in each direction. There is curb, gutter and sidewalk in place along Chenal Valley Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners along with the Hallen Court Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance requested for future phases to be advanced graded with construction of Phase 1? 2. The proposed park location is not believed to be safe with streets on all 4 sides. 3. A secondary emergency access easement should be provided to the nearest public right-of-way. April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 3 4. Access must be provided to all drainage infrastructure within a public drainage easement by providing tract land or labeling to show no fences to be installed on final plat. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Stormwater detention ordinance applies to this property. 7. 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. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Obtain a franchise agreement from Public Works (Bennie Nicolo, bnicolo@littlerock.org or 501.371.4818) for the private improvements located in the right-of-way. The median island within Ensbury Boulevard should be located within the right-of-way and not within tract land. 10. Is the park area proposed to be tract land or right-of-way? 11. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmions@littlerock.org or 501.379.1813 for more information. 12. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, ghaley@littlerock.org or 501.371.4537. The street name Ensbury can be used a maximum of three (3) times. The street name Mornay is a duplicate of another street not in this subdivision and cannot be used. Ensbury Loop is not a loop so therefore the suffix should be changed. 13. Are the alley/common driveways proposed to be public or private? 14. 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. If residential waste is picked up in common driveways turns and radiuses must be sufficient size for a collection truck to maneuver. If residential waste is picked up in the common driveway all waste containers must be on one (1) side of the alley driveway and collection vehicles will not back up (Lot 45, Block 99). 15. A traffic calming device should be installed on Ensbury Drive with a straight portion extending over 1200 feet. Refer to the Institute of Transportation Engineer's Book, Traffic Calming: State of the Practice, Chapter 10, Traffic April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 4 Calming in New Developments for more information. Show the locations and types of device proposed to be used. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A 3 phase, underground, power line exists along the southern property line along Chenal Valley Drive. There are currently no other Entergy facilities on this property. Contact Entergy well in advance to discuss service requirements and facilities locations for the phases of this development as each one begins. 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. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. 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). 6. 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. April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 5 7. 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. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 10. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 11. 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. 12. 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: 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. April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 6 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. 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 replaced 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. April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 7 One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Tim Daters of White Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. Daters provide details of any subdivision identification signage. Staff also April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 8 requested information concerning the proposed setbacks. Staff stated if the lots were to be rear loaded the plat needed to include a five (5) foot no right of vehicular access easement along the street side of the lots. Public Works comments were addressed. Staff stated if the trash collection would take placed from the alleys that all collection bins were to be placed on side of the alley. Staff stated the park located within the right of way should be removed. Staff stated Traffic Engineering was requesting the placement of traffic calming devices along Ensbury Drive within the straight portion of the street. Staff stated street names should be verified prior to the submission of a final plat. Fire Department comments were addressed. Staff stated a secondary access was required to serve the proposed areas which contained more than 30 lots. Mr. Daters stated he would meet with the Fire Chief to verify and satisfy their comments. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant provided a revised preliminary plat to staff addressing the issues raised at the April 1, 2015, Subdivision Committee meeting. The request is for preliminary plat approval of 183 lots contained within 65.19 acres. A portion of the plat is proposed as an extension of the Hallen Court Subdivision which is developed with private streets. The remaining area will be developed with public streets. The revised plat has removed the parking located within the right of way. The streets have been redesigned to act as traffic calming. The development is proposed with a subdivision identification sign. The sign is proposed as an entry feature with a sign area not to exceed twenty-four (24) square feet. The plat includes a variance from the City’s Subdivision Ordinance to allow the creation of a pipe stem lot. Section 31-232(f) states pipe stem lots shall be prohibited in residential subdivision. Section 31-2 provides the definition of a pipe stem lot and the design standards for construction a pipe stem lot. The ordinance states the minimum width of the stem is to be 30-feet, the minimum depth of the lot is to be 300 feet and the minimum body width is to be 60 feet. The minimum lot area is to be 10,000 square feet. The lot as proposed meets these minimum standards. April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 9 Section 31-175 provides the guidelines for sidewalk construction. The ordinances allows subdivisions to provide internalized pedestrian circulation system in the form of paved pathways in-lieu of sidewalks along collector and residential street classifications upon the request of the applicant and the approval of the Planning Commission. Section 31-207 states private streets for residential development shall be discouraged. However, private streets may be approved by the Planning Commission to serve isolated developments. The design standards shall conform to public street standards as specified in the subdivision ordinance. Private streets are permissible only in the form of culs-de-sac and short loop streets and only when it has been determined that these streets can be adequately served by all public service vehicles. The lots located in Block 96 (56 lots) will be developed utilizing private streets. The street design is proposed consistent with street development criteria found in the Subdivision Ordinance. The remaining 103 lots will be developed utilizing a series of public streets accessed by a new public street, Ensbury Boulevard, located north of Chenal Valley Drive. A number of the lots will be developed with rear yard alley access. On the lots which have alley access the applicant has indicated a five (5) foot no right of vehicular access easement along the street side of the lots. The lots are proposed to develop in multiple phases. Phase 1A incudes the construction of 27 lots. Phase 1 B is proposed with 14 lots and 1C is proposed with 15 lots. Phase 2A is proposed with 48 lots. Phase 2B with 30 lots and Phase 2C with 25 lots. A 20-foot wide all weather access will be constructed to connect Hallen Court with Ensbury Drive to allow secondary access into these areas as required by fire code. The applicant will work with the Fire Department at the time of final platting to determine the timing for construction of the secondary access. Staff is supportive of the request. The site was previously approved for preliminary platting as a part of a larger area in April 2001. The previous approval allowed the creation of 183 single-family lots. The current request reduces the number of lots to 154. The lots are proposed consistent with lot sizes and building setbacks per the R-2, Single-family zoning district. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the subdivision as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. April 23, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-867-AAAAAAAA 10 Staff recommends approval of the variance request to allow the development of Lot 62 Block 99 as a pipe stem lot. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow the development of Lot 62 Block 99 Chenal Valley as a pipe stem lot. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 2 FILE NO.: S-1743 NAME: Legion Village Subdivision Site Plan Review LOCATION: Located at 315 East Capitol Avenue DEVELOPER: Moses Tucker Real Estate 200 River Market Avenue, Suite 501 Little Rock, AR 72201 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44 VARIANCE/WAIVERS: A reduction the radial dedication of right of way at the intersecting streets. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is seeking site plan review approval for a development located at 315 E. Capitol Avenue. The property is located at the 500 Block of Rock Street. The site is currently a parking lot serving the Elbert’s Legion Post building which faces Capitol Avenue. The applicant desires to renovate the one-story, 8,500 square foot commercial building fronting Capitol Avenue and devote the north 5,000 square feet facing Capitol Avenue for restaurant/commercial uses. A glass store front will be added to the north façade. The 3,500 square feet in the rear of the building will be converted into three (3) residential units or renovated entirely for commercial/restaurant space depending on the market demand. April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 2 Located on an existing 45-space surface parking lot, the applicant desires to construct a total of 36 new apartments which will front Rock Street. The building will be three (3) stories in height to blend with surrounding structures, include slope roofs and masonry facades. The façade of the building will be primarily siding with some inset portions of the building in brick. The entire site will be gated with surface parking to accommodate 31-parking spaces developed behind the structure and accessed through the alley off of 6th Street. Landscaping will be added to the site to blend with the neighborhood. The property is zoned UU, Urban Use District which allows for the density and use as proposed. The applicant is seeking approval for the abandonment of the alley. Should the alley not be abandoned the applicant also desires to obtain a franchise to gate the alley in this block. The applicant is also requesting a franchise to allow the dumpster gates to swing into the right of way. B. EXISTING CONDITIONS: The site is parking lot serving an adjacent commercial building. To the west is an office building owned by Central Arkansas Water. To the west is an office use. Across East Capitol Avenue is the CATA Bus Transfer station. To the northeast is a new multi-family building under construction. Future to the east is a US Post Office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the site along with the Downtown Neighborhood Association and the MacArthur Park Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 6th Street and Rock Street. April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 3 3. The call box for the proposed gate to access the parking lot should be located at least 20 feet from the back of the sidewalk. If no call box, the gates should be located at least 20 feet from the back of sidewalk. 4. The dumpster enclosure gate should slide to the side and not open into the right-of-way. 5. Gates are proposed within the public alley. The alley should be abandoned or the proposed gates should open for the public and access not denied. Neighboring property owners use the alley for maneuvering. If the alley is proposed to be fenced, the neighboring properties that take direct access should provide letters in agreement of access being denied or controlled. 6. Repair or replace any curb and gutter, alley pavement, or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Obtain a franchise agreement from Public Works, Bennie Nicolo, bnicolo@littlerock.org or (501.371.4818) for the private improvements located in the right-of-way. 8. The radius of the 6th Street driveway should not extend beyond the adjacent property line. The driveway with a 5 foot radius should be located at least 5 feet off the property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Capacity Fee Analysis required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not oppose the proposal. However, there are a couple items which should be noted and may need to be addressed. Contact Entergy in advance regarding future service requirements and facilities location(s). • The bi-fold gates on the west side of the property would hinder 24 hour access to Entergy’s existing overhead and underground facilities in case restoration or maintenance work is required. • There is an overhead power line on the west side of Rock Street running the length of the proposed building. All applicable codes and laws must be followed when a structure and/or workers are in the vicinity of energized lines. Minimum approach distance is 10 feet for any worker or 10 feet to anything which they may be carrying. Centerpoint Energy: No comment received. AT & T: No comment received. April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 4 Central Arkansas Water: Central Arkansas Water is currently in negotiations with the developer, therefore CAW is unable to provide comments at this time, but will at a later date. Fire Department: 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. 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. 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 April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 5 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 replaced 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. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 6 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements, MacArthur Park Historic District, and the Urban Use District. 2. The property is located in the UU, Urban Use district. Street trees a minimum of three-inch caliper will be required. The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. 3. Street trees are to be provided on Rock Street and 7th Street. 4. An irrigation system shall be required for developments of one (1) acre or larger. 5. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 6. 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. April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 7 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was 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 plan as presented included a variance to allow an increase sign height. Mr. Moses stated he would decrease the height of the sign to comply with signage allowed in the UU, Urban Use Zoning District. Public Works comments were addressed. Staff stated the call box should be redesigned to not stacking traffic on the City street. Staff stated a radial dedication was required at the intersecting streets. Staff stated a franchise agreement was required for the private improvements located in the public right of way. Staff noted the comments from the various other agencies. 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 addressing most of the technical issues associated with the request raised at the April 1, 2015, Subdivision Committee meeting. The request includes a reduction in the required radial dedications at the intersections of the streets. The request also includes a franchise agreement with the City for improvements located in the right of way. The request is for Subdivision Site Plan Review to allow multiple buildings on a site. The site is proposed as an infill building which is currently a parking lot to serve the Elbert’s Legion Post building that faces Capitol Avenue. The cover letter states cosmetic changes will be made to the Legion Post building, in the future but no building expansion will occur. The new apartment building will face Rock Street with parking behind the building to the east. The building is three (3) stories high with thirty-six (36) units. The maximum building height proposed is 51-feet. The building is rectangular in plan with seven uneven bays. The center bay is the primary entrance from Rock Street with an open air first floor with the second and third floor featuring large shutters/louvers. The outside bays are the largest, and the center bay is the smallest. The building is proposed with a gabled roofs running longwise with the building. On the Rock Street façade, alternating bays are inset from the front façade and feature roof planes that are setback from the other bays of roof planes for more interest in the roof area. The end bays are covered in Hardie Board lap siding and are full depth. The bays adjoining the corner bays are inset April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 8 and feature brick facades. Only two (2) bays feature brick facades. The brick veneer will be a Rosedal Blend, red in color. Fencing appears in multiple areas on this site. Fencing is generally proposed along the north, west and south sides of the property as well as at entrances into the building along 6th Street and Rock Street. Fence and gate material is planned to be Ameristar Montage Classic, pressed spear point, decorative metal fence or similar product, 6-feet in height. The applicant has indicated signage will comply with signage allowed in the UU, Urban Use Zoning District. The building parallels Rock Street on its long axis and sits approximately one foot off of the property line. The relationship to the property line along Rock Street is similar to the three story buildings across Rock Street (511 Rock Street and 401 Capitol Avenue). It is closer to the street than the two smaller scale building to the south along Rock Street (515 and 521 Rock Street) and closer to the street than the neighboring building to the north at 500 Rock Street. Along 6th Street, the setback is similar to the Convenience store to the west. The store is built on the property line and apartments are to be built with a six foot setback. The UU zoning category does not have a setback requirement. The applicant is proposing to place the dumpster along 6th Street. The gates will swing open and into the right of way when the dumpster is being serviced. The applicant has indicated the site plan has been modified to limit conflicts with the public sidewalk. The applicant has also indicated the entrance gate has been placed to limit conflicts with the public sidewalk. The applicant states the dense nature of the development will not allow for a 20-foot separation between the entrance gate and the sidewalk. The request includes a waiver of the 20-foot radial dedication request at the intersection of 6th and Rock Streets. Staff is supportive of the request. The applicant is requesting approval of a subdivision site plan, multiple building site plan, to allow the construction of a new apartment building on the site while maintaining an existing building located on the site. Staff does not feel the request for the reduction in the radial dedications will adversely impact the development or the area. April 23, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1743 9 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 reduction in the radial dedications for the intersecting streets. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the reduction in the radial dedications for the intersecting streets. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 3 FILE NO.: Z-2544-A NAME: 124 North Fillmore Street Short-form PD-O LOCATION: Located at 124 North Fillmore Street DEVELOPER: Markus Construction LLC P.O. Box 241400 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: O-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-O PROPOSED USE: Medical Office – Mid-town Design Overlay District VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property located at 142 Fillmore Street is currently platted as a residential lot zoned O-3, General Office District. AAA Group of Investors proposes to remove the existing office building and construct a new medical office building. The facility will be located in the rear of the lot with the parking adjacent to the street. The property is located within the Mid-town Design Overlay District. April 23, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-2544-A 2 B. EXISTING CONDITIONS: The site contains an office building with parking located along Fillmore Street. To the south is a parking lot serving a rehabilitation facility located on West Markham Street. To the north is a multi-family building. Along Fillmore Street in this area there is a mix of office and residential uses. To the west, across the alley, are multi-family units and across Pierce Street is the Mid-town shopping center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Fillmore Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalks with the planned development. The new back of curb should connect with the existing curb on the south and continue to the north property line. 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Single phase service is provided via the west side of the property from a line located on the rear property line. Contact Entergy in advance to make arrangements for electrical service and facilities locations to serve the new business. The ground mounted sign in the front should not be an issue as long as code clearance requirements are met. April 23, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-2544-A 3 Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. Fire Department: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route 5. This location is currently in CATA’s long range plan. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 April 23, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-2544-A 4 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (O) for this property. 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 O-3 (General Office District) to PDO (Planned District Office) to allow for the development of medical office on the site. The site is within the Midtown Design Overlay District. Master Street Plan: Fillmore Street is a Local Street 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Midtown Overlay District. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 3. The property to the north is zoned R-4. A minimum six (6) foot nine (9) inch buffer strip is required on the north perimeter. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. A twenty-five (25%) percent reduction of the perimeter requirements is acceptable. April 23, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-2544-A 5 5. A minimum six (6) foot nine (9) inch perimeter planting strip is required on the south perimeter. 6. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the 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. 7. 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. The property is located in the City’s designated mature area. A 25% reduction of the interior parking requirements is acceptable. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Tim Daters of White Daters and Associates was present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request. Staff stated the development was located within the Mid-town Design Overlay District. Staff stated the site plan as presented contained a number of variances from the typical development standards of the Overlay District. Staff requested additional information concerning the proposed construction materials, the percentage of glass, the proposed signage plan and the location of any proposed dumpsters. Public Works comments were addressed. Staff stated a dedication of right of way to 30-feet from centerline was required. Staff also stated street improvements were required with the redevelopment of the lot. Staff requested the applicant connect to the existing curb located on the south property line and continue the curb and improvements to the north property line. Landscaping comments were addressed. Staff stated a variance from the City Beautiful Commission was required for the proposed landscape strip located along the northern and southern property lines. Staff stated a minimum strip of 6-feet 9-inches was required and the plan as presented did not include this minimum landscape strip. April 23, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-2544-A 6 Staff noted the comments from the various other agencies. 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 addressing most of the technical issues raised at the April 1, 2015, Subdivision Committee meeting. The applicant has provided construction materials, the percentage of glass, the proposed signage plan and stated there will not be any dumpsters located on the site. The request is a rezoning from O-3, General Office District to PD-O to allow the redevelopment of this site with a medical office clinic. AAA Group of Investors proposes to remove the existing structure and construct a new MRI clinic. The facility will be located in the rear of the lot with the parking adjacent to the street. The building is proposed with 2,000 gross square feet of floor area. The facility will be staffed with five (5) staff persons. There will not be a physician working from the site. The site plan indicates the placement of nine (9) parking spaces. For an office use the zoning ordinance would typically require the placement of five (5) parking spaces. The site is located in the Mid-town Design Overlay District which typically allows the maximum parking to be the minimum established by the zoning ordinance. Since the applicant has indicated there are five (5) staff persons. Staff does not feel the parking as indicated to be excessive. The hours of operation are from 7:30 am to 5:30 pm Monday through Friday. There is not a dumpster proposed for the site. The sign is proposed with a maximum height of six (6) feet in height and twenty-four (24) square feet in area. Building signage will comply with signage allowed in office zones or a maximum of ten (10) percent of the façade area abutting Fillmore Street. The building materials are proposed as king size brick and stucco over the brick on the front side of the building only. The remainder of the building will be king size brick only. The roof is proposed as a standing seam metal roof panel system. The applicant has indicated the front of the building will contain a large percentage of glass. The maximum building height proposed is 20-feet. No fencing is proposed. The site will have a retaining wall in the rear falling to the side that is approximately 48-inches high. The wall will be concrete block and capped with brick. The existing trees located on the site will be removed to construct the new building. This request is being reviewed by the City Beautiful Commission. In addition the site plan indicates the placement of a five foot nine inch (5’9”) April 23, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-2544-A 7 landscape strip along the northern perimeter and the southern perimeter adjacent to the building. The southern perimeter adjacent to the parking lot does not include a landscape strip. The site is located within the Designated Mature Area of the City which allows the landscape strip to be reduced to six feet nine inches (6’9”) by the landscape ordinances. To allow the landscape strips as proposed by the applicant will require approval by the City Beautiful Commission. The Midtown Redevelopment District No. 1 Advisory Board reviewed the request at their April 3, 2015, meeting. The Advisory Board voted to support the request. The site includes the placement of parking within the front yard of the development which is inconsistent with the development standards of the Mid-town DOD. Based on the current site plan and the width of the lot parking on the side or rear of the lot is not feasible and allow redevelopment of the lot. Staff is supportive of the request. The property is currently zoned O-3, General Office District. Although there are variations from the Mid-town DOD staff does not feel the variations will adversely impact the development or the area. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 4 FILE NO.: Z-5758-E NAME: PVK Development Long-form PCD LOCATION: Located on the Southwest corner of Kanis and Pride Valley Roads DEVELOPER: PVK Development Graham Smith Construction 15100 Pride Valley Road Little Rock, AR 72223 ENGINEER: Thomas Engineering Thomas Pownall 3810 Lookout Road North Little Rock, AR 72216 AREA: 12.95 acres NUMBER OF LOTS: 18 FT. NEW STREET: 0 LF CURRENT ZONING: O-2, Office and Institutional ALLOWED USES: Office and Institutional uses PROPOSED ZONING: PCD PROPOSED USE: Mixed use – Single-family, Office and Mini-warehouse VARIANCE/WAIVERS: The request includes variances from the City’s Land Alteration Ordinance to allow advanced grading and to allow slopes in excess of 2:1. BACKGROUND: The site contains 12.95-acres and is located on the northwest corner of Kanis Road and Pride Valley Road. Ordinance No. 16,732 adopted by the Little Rock Board of Directors on August 16, 1994, rezoned the site from R-2, Single-family to O-2, Office and Institutional. A proposal to allow the development of 142-units (for a proposed density of 11.24-units per acre) of condominium style housing under a horizontal property regime was April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 2 proposed by a previous applicant but was withdrawn prior to the Commission considering the request at their December 7, 2006, public hearing. The Commission approved a request for withdrawal of an item at their December 18, 2014, public hearing at the request of the applicant. The proposal was to allow the development of 230-units of multi-family housing. On March 12, 2015, the Little Rock Planning Commission denied a request to rezone the site to PCD to allow the development of the site with a mixed use development. Lot A was proposed as a future phase of Chenal Kanis Storage, a mini-warehouse development, located west of the site. Lot B was proposed with frontage along Kanis Road with C-3, General Commercial District uses as allowable uses. This area was to be subdivided into additional lots in the future as dictated by market demand. Tract C was proposed with detention and Tract D was proposed as open space. The development included 15 single-family lots fronting onto Pride Valley Road. The lots were proposed with 50-foot widths, 30-foot front yard setbacks, 20-foot rear setbacks and 5-foot side yard setbacks. Phase I of the project included the construction of the residential lots on Pride Valley Road and grading of the site. The applicant requested a variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the single-family homes. The applicant indicated the advanced grading would include all of Lot A, the residential lots and the rear 50-feet of Lot B. The request also included the allowance of 2:1 slopes within the mini-warehouse portion of the development A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is not proposing to rezone the site from O-2, Office and Institutional to PCD to allow the development of the site with the same number of lots and layout but limiting the development of Lot B to O-2, Office and Institutional Zoning District uses. Lot A is proposed as a future phase of Chenal Kanis Storage, a mini-warehouse development, located west of the site. Lot B is proposed with frontage along Kanis Road with O-2, Office and Institutional uses as allowable uses. This area will be subdivided into additional lots in the future as dictated by market demand. Tract C is proposed with detention and Tract D is proposed as open space. The development includes 15 single-family lots with frontage along Pride Valley Road. The lots are proposed with 50-foot lot widths, 30-foot front yard setbacks, 20-foot rear setbacks and 5-foot side yard setbacks. April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 3 Phase I of the project will consist of construction of the residential lots on Pride Valley Road and grading of the site. The applicant is requesting a variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the single-family homes. The applicant has indicated the advanced grading will include all of Lot A, the residential lots and the rear 50-feet of Lot B. The request also includes the allowance of 2:1 slopes within the mini-warehouse portion of the development B. EXISTING CONDITIONS: The site is a wooded site located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. The applicant is proposing annexation to the City of Little Rock to receive sewer service for the proposed development prior to construction of the new single-family homes. Kanis Road is located along the northern boundary and Pride Valley Road is located along the southern boundary. Kanis and Pride Valley Roads are both unimproved roadways with open ditches for drainage. There is a single-family subdivision located across Pride Valley Road to the east. To the south of this site is a mini-warehouse development and newly developing office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Kanis Creek POA, the Parkway Place POA, the Spring Valley Manor POA and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Pride Valley Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Further explain the proposed phasing plan. April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 4 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Kanis Road including 5-foot sidewalks with the planned development. With the widening, a continuous left turn lane should be provided. Additional paving and striping maybe needed for turn lane tapers to meet AASHTO and MUTCD standards. In which phase, are the improvements to Kanis Road to be completed? 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5-foot sidewalks with the planned development. The new sidewalk should be constructed from the west property line connecting with existing sidewalk east to Kanis Creek Place with an access ramp at that location. The new back of curb should be located 36 feet from the existing back of curb on the south side of Pride Valley Road. Kanis Road/Pride Valley Road intersection improvements should be made to provide two (2) through lanes and one (1) left turn lane as reviewed with the previous application. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Stormwater detention ordinance applies to this property. 8. 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. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 11. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 12. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 13. A variance to the land alteration ordinance must be requested for slopes steeper than 3:1. April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 5 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to project provided the property is annexed into the City of Little Rock. Otherwise the project is outside the service boundary of Little Rock Wastewater Utility. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the south side of the property and also along the northeast side of the property along Pride Valley and Kanis Roads respectively. There are currently no other Entergy facilities on this property. Contact Entergy in advance regarding future service requirements and facilities location(s). 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 if additional fire protection or metered water service is required. 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 April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 6 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. 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. 9. 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 back flow preventer shall be required. 10. 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. 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: April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 7 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 replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 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). Number and Distribution of Fire Hydrants as per Table C105.1. Review apparatus turning radius around the builds. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is not currently served by CATA at this location. This location is in CATA’s long range planning. The proposal has potential impact to service by restricting the turning area at Pride Valley Road and Kanis Road with an island. The turning radius should accommodate a 40-foot bus and para-transit vehicle. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit. CATA has noted an improved sidewalk plan in this configuration. April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 8 F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from O-2 (Office and Institutional District) to PCD (Planned Commercial District) to allow of a mini-warehouse, single family parcels and an area of O-2 uses on this site. Master Street Plan: Kanis Road is a Minor Arterial and Pride Valley Road is a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. 3. Trees and shrubs are required planted adjacent to street right-of-way. Plant material is to be provided at 1 tree and 3 shrubs for every 30 linear feet. Existing trees and vegetation can be used to satisfy landscape requirements. 4. An irrigation system shall be required for developments of one (1) acre or larger. April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 9 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Thomas Pownall of Thomas Engineering was present representing the request. Staff presented an overview of the item stating the request was similar in layout as the previous request. Staff stated the primary difference was to allow the tract located along Kanis Road with O-2, Office and Institutional district uses. Public Works comments were noted. Staff stated the comments from the previous application would continue to apply. Landscaping comments were noted. Staff stated at the time of development of the non-residential portion of the site staff would review the site plan to ensure compliance with the standards of the zoning and landscape ordinances. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no issues raised at the April 1, 2015, Subdivision Committee meeting which required a revised site plan. The development is proposed with single-family, office and mini-warehouse. The development is proposed in phases. The request include a variance to allow advanced grading of portions of all the lots and tracts with the construction of the single-family homes in the first phase. The request includes the development of 15-single-family lots along Pride Valley Road. The lots are proposed with 50-foot lot widths, 30-foot front yard setbacks, 20-foot rear setbacks and 5-foot side yard setbacks. Fencing and accessory buildings will be allowed as per the R-2, Single-family zoning district. The lots are proposed in the first phase of construction. The street improvements per the Master Street Plan will be completed to Pride Valley Road with this phase of development With the construction of the single-family lots the applicant is seeking a variance from the City’s Land Alteration Ordinance to allow grading of subsequent phases. The applicant has indicated the advanced grading will include all of Lot A (the mini-warehouse development), the residential lots and the rear 50-feet of Lot B April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 10 (future office development along Kanis Road). The request also includes a variance to allow a 2:1 slope along the northern and eastern portions of the future mini-warehouse development area. Lot A is proposed as a future phase of Chenal Kanis Storage, a mini-warehouse development, located west of the site. The site plan indicates all access to the mini-warehouse development will be from the existing development. The buildings are single story buildings and proposed as condition and non- conditioned storage. The current approval allows for 600-units of mini- warehouse and an additional 250-units are proposed with the new construction. Lot B is proposed with frontage along Kanis Road. This lot will be subdivided into additional lots in the future as dictated by market demand. The request includes the allowance of O-2, Office and Institutional District uses as allowable uses. Street improvements to Kanis Road and the intersection of Kanis and Pride Valley Rods will be completed at the time of the development of Lot B. Tract C is proposed with detention. Tract C is located along Kanis Road at the northwestern corner of the site. Tract D is located at the intersection of Kanis and Pride Valley Roads and is proposed as open space. Staff is not supportive of the request. Staff has concerns with the long-term impact and the viability of the single-family homes backing up to mini-warehouse and the service areas of the future office development. Staff also has concerns with the development of the mini-warehouse activities on a site that is shown on the City’s Future Land Use Plan for office development. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) Mr. Graham Smith was present representing the request. There was one registered speaker indicating neutral. Staff presented the item with a recommendation of denial. Mr. Smith addressed the Commission stating he was a developer within the City and had built 250 homes for the residents of Little Rock. He stated the site was a 10-acre office site which office zoning was not the highest and best use of the property. He stated he was proposing to build homes which would join in the Kanis Creek Property Owners Association and become a part of the Kanis Creek Subdivision. He stated access to the storage center was from his existing development. He stated the future lot located along Kanis Road would be developed with office uses as allowed by the current zoning. April 23, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5758-E 11 Ms. Linda Collins addressed the Commission. She stated this was not an ideal development but we did not live in an ideal world. She stated if the development was approved the homes should become a part of the Kanis Creek Property Owners Association to help maintain the homes and to give the neighborhood a say in the future uses of the homes. Mr. Smith stated his intent was to make the homes a part of the subdivision. There was a general discussion by the Commission concerning the request and the use of single-family to buffer mini-warehouse. The Commission indicated a number of single-family developments which abutted mini-warehouse. Staff stated there were a few around the City but they did not feel this was ideal planning. Staff stated there should be a transition or stepping down of uses between residential and commercial uses. The Commission questioned Mr. Smith about buffers between the mini-warehouse and the future office uses. Mr. Smith stated there was a grade transition between the homes and the mini-warehouse. He stated the mini-warehouse development would be twelve (12) feet below the residential homes. He stated the height of the mini-warehouse buildings was twelve (12) feet so the homes would look over the mini-warehouse buildings. He stated the buffers and screening would be placed as required by the office zoning district at the time of development of the office lots. The Commission questioned traffic. Mr. Smith stated his existing development had 69,000 square feet and there were 47 cars per day accessing the storage facility. He stated mini-warehouse developments should be placed near subdivision since single-family homes were the ones using the facilities. There was a general discussion by the Commission of the need for widening of Kanis and Pride Valley Roads. The Commission noted with the development of the single-family homes Pride Valley Road would be widened. Mr. Smith stated at the time of development of the office lots fronting Kanis Road the Kanis Road improvements would be completed and the road would be widened. A motion was made to approve the quest including all staff recommendations and comments except that of denial. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 23, 2015 ITEM NO.: 5 FILE NO.: Z-5800-D NAME: Bowman Business Park Revised Long-form POD LOCATION: Located at 1515 South Bowman Road DEVELOPER: Bowman Business Park LLC 11916 Kanis Road, Suite F-8 Little Rock, AR 72211 ARCHITECT: Terry Burruss Architects 11912 Kanis Road, Suite F-8 Little Rock, AR 72211 AREA: 10.09 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Office Warehouse PROPOSED ZONING: Revised POD PROPOSED USE: Office Warehouse – to add a commercial laundry VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The POD was approved on April 19, 1994, by the Little Rock Board of Director’s adoption of Ordinance No. 16,632. The approval was for an office/warehouse development with a requirement 25 percent of the floor area to be dedicated to office use. The approval also required service courts to be located in the rear of the building and the front of the building was to maintain the appearance of an office development with the height of the building equal to two stories with floor area limited to the first floor. The site has developed with four buildings totaling 110,400 square feet. The site contains 249 parking spaces. The service drives are shared between the buildings with parking located in the front of the buildings. One building is located along South April 23, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5800-D 2 Bowman Road with the remainder of the buildings located to the east and accessed from a 30-foot driveway. Ordinance No. 19,480 adopted by the Little Rock Board of Directors on February 7, 2006, allowed a revision to the previously approved Planned Office Development to expand the allowable uses for the site. The approval included the addition of the following uses as allowable uses to the site: Office/Showroom/Warehouse, Laboratory, Photography Studio, Custom Sewing/Millinery/Tailor Shop, Job Printing, Lithographer, Printing or Blue printing, Medical Appliance Fitting and Sales, Studio (Broadcasting or Recording), Studio (Art, Music, Dance, Etc.), Tools and Equipment Rental (Inside Display Only), Cabinet or Woodwork Shop, Commercial Catering, Furniture Repair Store, Upholstery Shop, Furniture. The approval also allowed the placement of a sign on the site not to exceed six (6) feet in height (as measured from grade along South Bowman Road) and sixty-four (64) square feet in area. Ordinance No. 20,840 adopted by the Little Rock Board of Directors on February 11, 2014, allowed a revision to the previously approved POD to add additional uses as allowable uses for the existing complex. These additional uses included places of worship, meeting space for community organizations and an art gallery. The square footage was limited to a total of 10,800 square feet within the overall development with a maximum occupant load of 432. The existing parking was adequate for the use mix proposed. The request excluded the allowance of private clubs and/or events centers as allowable uses for this site. The approval allowed the hours of operation to be extended to 6 am to 10 pm. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved POD to add a commercial laundry as an allowable use for the existing complex. The square footage is limited to 7,500 square feet of floor area. The use will require the same number of parking spaces as the existing office/warehouse use. The hours of operation for the commercial laundry are from 5 am to 5 pm Monday through Friday. There are a maximum of ten (10) employees for the laundry. The facility utilizes three (3) 20-foot delivery vans which will be parked within the service area during non-delivery hours. B. EXISTING CONDITIONS: The site contains four office, warehouse building. One building is located along South Bowman Road with the remainder of the buildings located to the east and accessed from a 30-foot driveway. To the south of the site is vacant O-3 zoned property. A portion of the northern perimeter is also vacant O-3 zoned property. There is a skating center located to the north of the site with a non-conforming zoning status. To the east of the site is an office development accessed from April 23, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5800-D 3 Centerview Drive. To the west of the site there is a scattering of single-family homes located along South Bowman Road. Further west of the site is the Cherry Creek Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association and the Sandpiper Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. A survey should be provided. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. 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 Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Service Trades District (STD) for this property. The Service Trades District category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The applicant has applied for a rezoning from POD (Planned Office District) to POD (Planned Office District) to allow for the additional use of a commercial laundry on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and April 23, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5800-D 4 pedestrians on Bowman Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. F. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Terry Burruss was present representing the request. Staff stated there were no outstanding technical issues associated with the request. Staff stated the only change would be the allowance of a commercial laundry as an allowed use within a bay of the existing office warehouse development. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. G. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. The request is to amend the previously approved POD to add a commercial laundry as an allowable use for the existing complex. The commercial laundry square footage is limited to 7,500 square feet of the existing floor area. No new parking will be required to serve the commercial laundry. The site contains four (4) office warehouse buildings. There is a total of 72,932 square feet of office space and 35,368 square feet of warehouse space currently allowed within the development. The site contains 296 parking spaces. Based on the current use mix approved 182 parking spaces would be required to serve the office users and 22 parking spaces to serve the warehouse users. The site is also approved for 10,800 square feet of assembly use which would require 108 parking spaces. Staff feels the parking as proposed and indicated are adequate due to the assembly users will most likely not operate during the hours of the other businesses located in the center. The commercial laundry will require parking as typically required for office warehouse space. The facility utilizes three (3) 20-foot delivery vans which will be parked within the service area during non-delivery hours. With the current parking provided of 296 parking spaces, the existing parking is adequate for the existing and proposed uses. April 23, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-5800-D 5 The hours of operation for the commercial laundry are from 5 am to 5 pm Monday through Friday. There are a maximum of ten (10) employees for the laundry. Building signage will be used to identify the lease space. The signage will comply with the previously approved signage plan for the development. Staff is supportive of the request. Staff does not feel the revision to the POD zoning to add a commercial laundry as an allowable use for this site will adversely impact this development or the area. H. STAFF RECOMMENDATION: Staff recommends approval of the request to add a commercial laundry as an allowable use for the site. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to add a commercial laundry as an allowable use for the site. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 6 FILE NO.: Z-5884-C NAME: Quattro Little Rock Revised Short-form PCD LOCATION: Located at 12300 Chenal Parkway DEVELOPER: Quattro Development 1100 Jorie Boulevard, Suite 140 Oak Brook, IL 60523 ENGINEER: Excel Engineering 100 Camelot Drive Fond du Lac, WI 54935 AREA: 0.79 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Rental truck leasing PROPOSED ZONING: Revised PCD PROPOSED USE: Medical clinic VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 16,781 adopted by the Little Rock Board of Directors on October 18, 1994, rezoned this site from C-3, General Commercial District to PCD. The approval was to allow a Brent Tyrrell Leasing to operate an automobile leasing company from the site. Ordinance No. 17,223 adopted by the Little Rock Board of Directors on July 2, 1996, allowed the rezoning of this site from C-3, General Commercial District and PCD for a Phase II portion of the development. This development was proposed as a mixed use development and allowed the expansion of Brent Tyrrell Leasing and construction of a new building on a property located immediately east of the original site. This April 23, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5884-C 2 development did not occur. The Board of Directors adopted Ordinance No. 17,554 on August 5, 1997, revoking the PCD zoning and restoring the C-3, General Commercial District zoning. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to amend the previously approved PCD located at 12300 Chenal Parkway to allow a MedExpress development on the site. The development is proposed with a one-story, 4,718 square foot immediate care medical office building with associated utility services. The proposed parking lot will consist of 37 parking spaces. B. EXISTING CONDITIONS: The site is located on Chenal Parkway adjacent to Brent Terrells Way. To the north is Entergy’s storage yard. To the east is a bank and further east are a number of retail and restaurant uses. South of the site is Wal-Mart. West of the site is a shopping center containing a mix of uses including restaurant and retail uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Gibraltar Heights/Timber Ridge/Pointe West Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Chenal Parkway including 5-foot sidewalks with the planned development. An additional west bound lane should be provided on Chenal Parkway. The widening in this area will provide three (3) continuous west bound lanes on Chenal Parkway from Shackleford Road to Markham Street. A public project has been prepared to remove the intersection islands at Autumn Road and Westhaven Drive. 2. Brent Tyrrells Way is a private access easement and not a public street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. April 23, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5884-C 3 4. Stormwater detention ordinance applies to this property. Maintenance should be performed to the existing stormwater detention system for it to function as originally designed. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the north property line and currently provides service to buildings in the area. Contact Entergy if any changes regarding service requirements and facilities location(s) are needed. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. A 48-inch raw water line and a 72-inch raw water line cross the site within a 50-foot wide waterline easement in the middle of this property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Paved parking and driveways are allowed. Field verification of the pipeline depth and location will need to be made by Central Arkansas Water. Construction of the proposed improvements must be performed with materials and techniques that will not harm or damage the pipelines or interfere with the operation. Due to the critical nature of the 39-inch raw water line located near this grading please contact CAW at 501.594.5261 24-hours prior to any work within the water right of way. 2. All Central Arkansas Water requirements in effect at the time of request for water service must be met. April 23, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5884-C 4 3. 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. 4. 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. 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 if additional fire protection or metered water service is required. 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. 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. 9. 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 back flow preventer shall be required. 10. 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. April 23, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5884-C 5 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #5. This location is currently in CATA’s long range planning. Suggest completing the pedestrian access to the place of work. Reducing the curb radii to allow for a shorter pedestrian crossing distance. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of the area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 April 23, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5884-C 6 Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow redevelopment of this site for a medical office use. The site is within the Chenal Design Overlay District. Master Street Plan: Chenal Parkway is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request. Staff questioned if the existing building would be removed and a new building constructed. Staff also requested additional information concerning the number of doctors and/or nurse practitioners to staff the facility. Staff requested information concerning the proposed signage plan. Public Works comments were addressed. Staff stated a third lane was required along Chenal Parkway. Staff also stated any broken curb, gutter or sidewalk located in the right of way was required to be replaced prior to the issuance of a certificate of occupancy. Staff stated detention was required with the April 23, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5884-C 7 redevelopment of the site. Staff stated if the disturbed area was one (1) or more acres a NPDES stormwater permit from the State was required. Landscaping comments were addressed. Staff stated with the new construction the site was to come into compliance with the minimum standards of the landscape ordinance. Staff noted the comments from the various other agencies. 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 issues raised at the April 1, 2015, public hearing. The applicant has provided the number of professionals to staff the facility and the proposed signage plan. The applicant is requesting to amend the previously approved PCD located at 12300 Chenal Parkway to allow a MedExpress development on the site. The development is proposed with a one-story, 4,718 square foot immediate care medical office building with associated utility services. The maximum building height proposed is 26-feet. The facility will be staffed with one (1) doctor at a time. The facility will operate seven (7) days per week from 8:00 am to 8:00 pm. The proposed site plan includes 37 parking spaces. The zoning ordinance typically requires the placement of six (6) parking spaces per doctor or medical professional. The facility will one (1) doctor at a time at the facility. Staff is supportive of the parking. This facility does not see patients by appointment but on a first come first serve basis. The site plan indicates the placement of monument sign at the driveway entrance to the development. The sign is proposed consistent with signage allowed in the Financial Center/Chenal Parkway Design Overlay District or a maximum of eight (8) feet in height and one hundred (100) square feet in area. Building signage is proposed on three (3) of the building facades. The signs are proposed on the front, facing Chenal Parkway, on the east facing Brent Tyrrells Way (a private access easement) and on the western façade, which is located over the entrance to the clinic. These signs are 2.5-feet in height and 17.8-feet in length for a total sign area of 44.5 square feet. Staff is supportive of the signage as proposed. Staff is supportive of the applicant’s request. The applicant is proposing the redevelopment of the site with a medical clinic. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment of the site as a medical clinic is appropriate. April 23, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5884-C 8 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 7 FILE NO.: Z-7637-A NAME: Kavanaugh Court HPR Short-form PD-R LOCATION: Located on the Southwest corner of Kavanaugh Boulevard and Louise Street DEVELOPER: Kavanaugh Court HPR Brian Teeter 50 Edgehill Road Little Rock, AR 72207 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72066 AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Recognize existing four (4) units located on the site contained within two (2) buildings. VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Kavanaugh Court HPR consists of four (4) condominium units located at the corner of Kavanaugh Boulevard and Louise Street. The property addresses are 1319 and 1321 Kavanaugh Boulevard and 419 and 421 Louise Street. The units are currently zoned R-3, Single-family. The owners desire to rezone the site to PD-R to recognize the existing use of the property. The buildings were erected in 1924 and appear to have been originally constructed as four (4) separate units April 23, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7637-A 2 and originally intended to serve as multi-family. The original footprints and foundations are in use today and do not appear to have been expanded or additions made to the original structure. The units have been individually owned since 1984. The date in the Kavanaugh Court Property Owners By-laws, filed with the Pulaski County Circuit Clerk, is dated 1984. The owners have recently learned the current single-family zoning is a hindrance to selling the units as condos. Prospective buyers are unable to obtain traditional financing due to the current zoning being inconsistent with the current use. The rezoning to PD-R to recognize the condo development will allow for future sales of the units. B. EXISTING CONDITIONS: The site contains two (2) buildings which each contain two (2) units. This area of Kavanaugh has a mixture and single-family and two-family residences. Louise Street intersects Kavanaugh Boulevard in a curve making it difficult to see oncoming traffic. The primary use to the west is single-family. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required if property is ever split. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A single phase power line exists along Kavanaugh Blvd to the north, along Louise Street to the west and along the rear property line to the south. Please contact Entergy if any adjustments are required due to changes to structures on the property. Clearances to power lines will need to be considered if this is the case. Centerpoint Energy: No comment received. April 23, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7637-A 3 AT & T: No comment received. Central Arkansas Water: No comment received. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Routes 1 and 8. This location is currently in our long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential High Density (RH) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDR (Planned District Residential) to recognize the existing residential structures on the site. The site is within the Hillcrest Design Overlay District. Master Street Plan: Kavanaugh Boulevard is a Collector and Louise Street is a Local Street on the Master Street Plan. The primary function of a Collector Street 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 site. Bicycle Plan: There is a Class III Bike Route shown along Kavanaugh Boulevard. Bike Routes require no additional right-of-way but only a sign or sharrow. Landscape: No comment. April 23, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7637-A 4 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated the requested rezoning to PD-R was to recognize the existing four (4) units located within two (2) buildings on this single lot. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the April 1, 2015, Subdivision Committee meeting. The owner of Kavanaugh Court HPR are requesting a rezoning from R-3, Single-family to PD-R to allow the recognition of four (4) condominium units located at the corner of Kavanaugh Boulevard and Louise Street. The units are individually owned and the owners desire to rezone the site to PD-R to recognize the existing use of the property. The buildings were erected in 1924 and appear to have been originally constructed as four (4) separate units and originally intended to serve as multi-family. The original footprints and foundations are in use today and do not appear to have been expanded or additions made to the original structure. The units have been individually owned since 1984 and the Kavanaugh Court Property Owners By-laws, were filed with the Pulaski County Circuit Clerk, in 1984. The owners are requesting the rezoning to aid in the future sale of the individual units. The current single-family zoning is sometimes a hindrance to selling a unit as condo. There are times prospective buyers are unable to obtain traditional financing due to the current zoning being inconsistent with the current use. The rezoning to PD-R will recognize the condo development and allow ease in the future sale of the units. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning of the site from R-3, Single-family to PD-R to recognize the existing condo development is appropriate. There are no exterior or structural changes proposed with this rezoning request. The rezoning is only to recognize the existing buildings and condo units located on the site. 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. April 23, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-7637-A 5 PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented them item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 8 FILE NO.: Z-7500-E NAME: Cantrell West Reestablishment and Revised Long-form PCD LOCATION: Located in the 14600 Block of Cantrell Road DEVELOPER: Rees Development Company 11719 Hinson Road Little Rock, AR 72212 ENGINEER: Crafton Tull and Associates 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 10.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Commercial, Office/warehouse PROPOSED ZONING: Revised PCD PROPOSED USE: Commercial, Office/warehouse VARIANCE/WAIVERS: None requested. The applicant submitted a request dated April 3, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 3, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. April 23, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7500-E 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 9 FILE NO.: Z-7701-C NAME: Chenal Pet Palace Revised Short-form PD-C LOCATION: Located at 14309 Kanis Road DEVELOPER: Chenal Pet Palace Steve Mosley 14309 Kanis Road Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick P.O. Box 30441 Little Rock, AR 72260 CURRENT ZONING: PD-C ALLOWED USES: Dog Kennel and grooming facility PROPOSED ZONING: Revised PD-C PROPOSED USE: Expand the land area of the approved PD-C VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the driveway nearer the property line than typically allowed. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission reviewed a request to allow the use of the existing building and redevelopment of the site as a dog kennel and grooming facility. The applicant indicated there would be approximately 30 stalls within the enclosed building. The applicant indicated there would be no outdoor runs or kennels located on the site. The proposed hours of operation were from 6:00 am to 6:00 pm seven days per week. April 23, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7701-C 2 The applicant did not propose any exterior modifications to the site. All existing parking was to be maintained and no new on-site paved areas would be added. The applicant indicated one-half street improvements would be put in place for an existing 40-foot right-of-way located along the eastern property line. The Little Rock Board of Directors adopted Ordinance No. 19,203 on October 5, 2004, rezoning this site from R-2, Single-family to PD-C. Ordinance No. 19,499 adopted by the Little Rock Board of Directors on March 11, 2006, allowed the site to increase the number of kennel spaces. The original approval allowed for approximately 30 kennel stalls all contained within the structure. The 2006 approval allowed the total number of kennel stalls to be increased to 70. The previous approval also did not allow for outdoor runs or kennels and all dogs were to be leashed for outdoor activities. The 2006 approval allowed for the placement of six (6) outdoor pens along the southwest portion of the site for outdoor activities. The dogs were to be left in the outdoor areas for 20 to 30 minutes at a time to allow outdoor activities and exercise for the dogs. The kennel areas were covered along the rear of the building extending most of the length of the structure. Ordinance No. 20446 adopted by the Little Rock Board of Directors on July 5, 2011 allowed a revision to the previously approved PCD to allow a 700 square foot storage building along with a covered outdoor play area to the western portion of the site. The storage building was constructed after the 2006 approval of the PCD zoning. The site is located outside the City limits of Little Rock therefore no building permits were required for construction. In addition to approval of the storage building the applicant requested to construct a dog pavilion containing 762 square feet. The dog pavilion would be covered, fenced-in and was to be open-air. The dog pavilion was to be used during rains to allow the dogs to go outside. The pavilion did not change the number of dogs allowed on the site for boarding or the number of dogs allowed outside for outdoor play. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved PD-C to allow an expansion of the land area. The applicant has purchased property to the south of the outdoor play area and along the western perimeter of the property. There are no development plans for the additional area at this time. The applicant has indicated future construction of parking along the western portion of the property to allow for replacement of the existing parking lot should the existing parking be lost due to the widening of Kanis Road. At the time of construction of the new parking lot the front entrance will be modified to enter the building from the new parking area. April 23, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7701-C 3 B. EXISTING CONDITIONS: The site is located outside the City limits but within the City’s Extraterritorial Planning Jurisdiction. The site contains a renovated industrial building serving as a pet grooming and boarding business. South of the site is a vacant area currently zoned MF-6. North of the site are single-family homes. North and west of the site are vacant R-2, Single-family zoned properties. To the east is a multi- family development currently under construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Kanis Creek POA, the Parkway Place POA, the Spring Valley Manor POA and the Woodlands Edge Community Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With future site development or expansion beyond this application, provide 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. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on arterial streets is 150 feet from the side property line and 300 feet between driveways. A variance must be requested for the proposed driveway. 4. Due to the proposed use of the property, the Master Street Plan specifies that the undeveloped street on the south for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. A search should be conducted to determine if the right-of-way exists. This condition was previously required as a condition of approval of the 2005 Planning Commission action. Improvements within the dedicated right-of-way should be removed. 5. A 30 foot radial dedication of right-of-way is required at the intersection of Kanis Road and the undeveloped right-of-way on the south. A search should be conducted to determine if the right-of-way exists. This condition was previously required as a condition of approval of the 2005 Planning Commission action. April 23, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7701-C 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the north property line on the south side of Kanis Road. An existing three phase service already feeds the building. There are currently no other Entergy facilities on this property. Contact Entergy if any changes regarding service requirements and facilities location(s) are needed. 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 if additional fire protection or metered water service is required. 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 April 23, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7701-C 5 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. 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. 9. 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 back flow preventer shall be required. 10. 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: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is not currently served by CATA at this location. This location is not currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: No Comment. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office (SO) for this property. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant has applied for a rezoning from PDC (Planned District Commercial) and R-2 (Single Family District) to PDC (Planned District Commercial) to allow for the expansion of an existing use and related parking on the expanded site. April 23, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7701-C 6 Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with the Landscape Ordinance and shall continue to full compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned if there were any modifications to the days and hours of operation or the number of pets allowed. Public Works comments were addressed. Staff stated a dedication or right of way for Kanis Road and new unnamed platted right of way was required prior to the item being considered by the Board of Directors. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. April 23, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7701-C 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the technical issues raised at the April 1, 2015, Subdivision Committee meeting. The applicant has indicated the entrance to the building will be reconfigured with the new parking area. The applicant has stated with the new entrance an additional ten (10) dogs may be added to the boarding number. The request is to amend the previously approved PD-C to allow an expansion of the land area for the previously approved PD-C for Chenal Pet Palace. The owner of Chenal Pet Palace purchased property to the south of the outdoor play area and along the western perimeter of the existing approved PD-C. The owner indicated the additional land area would allow for future expansion of the Pet Palace and/or allow for parking should the existing parking be impacted by the widening of Kanis Road. The owner has stated there are presently no development plans for the additional land area. The front entrance to the business will be modified at the time of construction of the new parking area to allow customers to enter the building from the parking lot located on the west side rather than the enter the building from the east side. The owner of Chenal Pet Palace has stated any future construction other than the proposed parking and relocated front entrance along the western portion of the property will be reviewed and approved by the City prior to construction. The applicant has indicated the driveway location on the new parking lot will be coordinated with the Public Works department at the time of construction. At the time of construction of the new parking area the center drive must be removed. The driveway as proposed requires a variance from Sections 30-43 and 31-210 to allow the drive less than the typical spacing required from the property line. The applicant must move the driveway to the east 25-feet to remove any conflicting movements with adjacent property. To staff’s knowledge there are no outstanding technical issues in need of addressing. Staff is supportive of the request. Staff does not feel a revision to the PD-C zoning to expand the overall site area and allow for placement of a future parking lot will significantly impact this development or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. April 23, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7701-C 8 Staff recommends approval of the driveway spacing variance request to allow the driveway nearer the property line than typically allowed. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating with the proposed site development, the applicant must provide the design of the street (Kanis Road) conforming to the Master Street Plan. Construction will include one-half street improvement to Kanis Road including 5 foot sidewalk with the planned development. Per Chapter 30-284, the applicant maybe eligible to declare a financial hardship for the one-half street improvement cost for Kanis Road. The remaining two (2) driveways on Kanis Road will be closed with the construction of the west parking area or the widening of Kanis Road, only one (1) driveway can be installed in conformance with the driveway spacing requirements found in Chapter 30-43 and 31-210. Staff stated due to the construction of Panther Branch Drive, the east driveway creates an unsafe intersection. The east driveway should be closed or connected into the future street constructed within the south right-of-way that intersects Kanis Road or Panther Branch Drive at an intersection designed to meet ASSHTO standards. The future driveway from the property should intersect the future street no closer than 250 feet from the Kanis Road or Panther Branch Drive right-of-way. 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 driveway spacing variance request to allow the driveway nearer the property line than typically allowed. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 10 FILE NO.: Z-8170-A NAME: Mountain Valley Long-form PD-R LOCATION: Located at 25616 Cantrell Road DEVELOPER: RET, LLC Eric Ward 11324 Arcade Drive #12 Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres NUMBER OF LOTS: 136 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-2 and O-2 uses and the allowance of a convenience store PROPOSED ZONING: PD-R PROPOSED USE: Single-family – 136 lots VARIANCE/WAIVERS: None requested. The applicant submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. April 23, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-8170-A 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 11 FILE NO.: Z-8170-B NAME: Mountain Valley Conditional Use Permit LOCATION: Located at 25616 Cantrell Road DEVELOPER: RET, LLC Eric Ward 11324 Arcade Drive #12 Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres NUMBER OF LOTS: 136 FT. NEW STREET: 3,930 LF PROPOSAL: The applicant is requesting approval of a Conditional Use Permit to allow for construction of a wastewater and treatment system to serve a proposed subdivision. VARIANCE/WAIVERS: None requested. The applicant submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 12 FILE NO.: Z-8262-B NAME: Rowan Village Reestablishment and Revised PCD LOCATION: Located in the 2700 Block of South Shackleford Road DEVELOPER: Rowan Development Attn. Jacob Chi 12206 West Markham Suite 200 Little Rock, AR 72211 ENGINEER: Crafton, Tull, Sparks 10825 Financial Center Parkway Little Rock, AR 72211 AREA: 22 + acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Single-family, Multi-family, Office and Commercial PROPOSED ZONING: Revised PCD PROPOSED USE: Multi-family, Office and Commercial VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance to allow grading of portions of the site with the construction of the first phase. On April 13, 2015, the applicant requested deferral of this item to the June 4, 2015 public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 13, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. April 23, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8262-B 2 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 13 FILE NO.: Z-8632-A NAME: Arkansas Urology Ambulatory Surgery Center Reestablishment and Revised Long-form POD LOCATION: Located at 1300 Centerview Drive DEVELOPER: Freeway Park Properties, LLC Scott Davis 1300 Centerview Drive Little Rock, AR 72221 ENGINEER: McClelland Consulting Engineers Inc. Dan Beranek P.O. Box 14087 Little Rock, AR 72203 AREA: 7.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Parking lot PROPOSED ZONING: Revised POD and O-3, General Office District PROPOSED USE: Ambulatory Surgery Center and parking VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phases of the development with the first phase. BACKGROUND: Ordinance No. 20,422 adopted by the Little Rock Board of Directors on April 19, 2011, rezoned the site from R-2, Single-family to POD to allow a four (4) plus acre parcel to be subdivided into two (2) lots. The southern lot was proposed for rezoning to POD to allow immediate construction of a parking lot to serve Arkansas Urology Clinic which was located adjacent to the site. There were no changes proposed for the remaining April 23, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8632-A 2 area. The parking lot was not developed as proposed and the POD approval has since expired. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Arkansas Urology owns and operates a facility at 1300 Centerview Drive. Arkansas Urology also owns an adjacent 2.9 acre tract to the west of the existing facility. The request is to develop a new ambulatory surgery center and parking west of their existing building. The proposed building is one story containing approximately 8,300 square feet. The new building will contain two (2) operating rooms, two (2) procedure rooms, six (6) bed pre-op, six (6) bed post-op, covered drop off entry and exit, waiting, support space for surgery and building services space. The exterior is proposed similar to the existing building. The roof is proposed with partial metal sloped roof and partial flat roof for ease of future expansion. The proposed additional parking will be phased. The request includes a variance to allow advanced grading of the future phases with the construction of the new building. B. EXISTING CONDITIONS: The area proposed for the surgery center and parking is wooded. The property to the north contains three structures located on the overall parcel of property, an office fronting Kanis Road and two other non-residential buildings accessed via an access easement extending from Kanis Road. The areas to the east and south are developed with office uses including the Federal Bureau of Investigations and the Arkansas Realtors Association. A property to the west is zoned POD and is being redeveloped as a daycare center. Also to the west is a property zoned POD which is developed as an office warehouse containing four buildings. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the John Barrow Neighborhood Association and the Sandpiper Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. April 23, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8632-A 3 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. Stormwater detention ordinance applies to this property. 4. The existing detention pond should be cleaned to function as originally designed prior to issuance of Certificate of Occupancy. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A 3 phase, underground, power line exists along the northwest property line to feed a transformer for the existing building. There are currently no other Entergy facilities on this property. Contact Entergy in advance to discuss service requirements and facilities locations for the new building. 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. 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. 3. 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 April 23, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8632-A 4 additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 4. 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. 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 if additional fire protection or metered water service is required. 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. 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. 9. 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 back flow preventer shall be required. 10. 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: 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 April 23, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8632-A 5 fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is not currently served by CATA at this location. This location is not currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office (O) for this property. 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 O-3, General Office District and POD (Planned Office District) to POD (Planned Office District) to allow for the development of a surgery center and additional parking on this site. April 23, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8632-A 6 Master Street Plan: Centerview Drive is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Centerview Drive. Bike Routes require no additional right-of-way, but only a sign or Sharrow. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the 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. 3. 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). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. 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. 4. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. 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 6. An irrigation system shall be required for developments of one (1) acre or larger. 7. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned the days and hours of operation for the surgery center. Staff also questioned if there would be overnight stay associated with the surgery center. April 23, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8632-A 7 Public Works comments were addressed. Staff stated a grading permit was required prior to any land clearing on the site. Staff also stated the City’s stormwater detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated a minimum of eight (8) percent of the vehicular use area was to be landscaped. Staff stated a small amount of building landscaping would be required with the future development of the site. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no issues raised at the April 1, 2015, Subdivision Committee meeting which required the applicant to provide a revised site plan. The applicant is requesting a rezoning from O-3, General Office District and POD, Expired to POD to allow the construction of an ambulatory surgery center and additional parking to serve Arkansas Urology located at 1300 Centerview Drive. The 2.9 acre property located to the west of the existing facility was previously purchased by Arkansas Urology and was proposed for additional parking. The parking was not constructed and the POD zoning has since expired. The parking is proposed in two (2) phases. Forty-four (44) parking spaces will be constructed in the first phase and thirty-four (34) parking spaces will be constructed in the second phase. In addition to developing parking on the 2.9-acre property the applicant is requesting to construct a new ambulatory surgery center west of their existing building. The proposed building is one story containing approximately 8,300 square feet. The new building will contain two (2) operating rooms, two (2) procedure rooms, six (6) bed pre-op, six (6) bed post-op, covered drop off entry and exit, waiting, support space for surgery and building services space. The exterior construction materials are proposed similar to the existing building. The roof is proposed as a partial metal sloped roof and a partial flat roof for ease of future expansion. There is no overnight stay associated with the surgery center. The request includes a variance to allow advanced grading of the future phases with the construction of the new building. The applicant has indicated the variance is necessary to cut and fill the site and eliminate the need for hauling of materials to and from the site as each phase is developed. The applicant has indicated the future parking lot phase will be seeded and vegetated per the City’s Land Alteration Ordinance requirements. April 23, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8632-A 8 Staff is supportive of the request. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the POD zoning to allow for construction of parking and an ambulatory surgery center will not have any adverse impact on this development or of abutting properties. 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 to allow grading of future phases with the development of the first phase. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation 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 to allow grading of future phases with the development of the first phase. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 14 FILE NO.: Z-8700-A NAME: Markham and Tyler Revised Short-form POD LOCATION: Located on the Northeast corner of West Markham and Tyler Streets DEVELOPER: Irwin Partners 1701 Centerview Drive, Suite 201 Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.504 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: Medical rehab PROPOSED ZONING: Revised POD PROPOSED USE: Medical offices VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive on West Markham Street nearer the property line and the intersection than typically allowed. BACKGROUND: Ordinance No. 20,498 adopted by the Little Rock Board of Directors on November 1, 2011, rezoned the site from O-3, General Office District to POD to allow the construction of a single story building containing approximately 22,000 square feet to be used as a 23-bed rehabilitation facility. The site plan indicated the placement of a second building to house the mechanical equipment for the site. 67 parking spaces were proposed with the new construction. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now proposing to amend the previously approved POD to allow the creation of two (2) lots and the construction of a new building on each of the newly created lots. Lot 1 is proposed with a medical clinic. Lot 2 is proposed with an outpatient surgery center. The building located on Lot 1 is proposed containing 5,780 square feet. The building located on Lot 2 is proposed containing 7,607 square feet. Located on Lot 1 there are 47 parking spaces and 63 parking spaces are located on Lot 2. B. EXISTING CONDITIONS: The former office buildings have been removed. The paved parking area is still located on the site. Across A Street to the north begins the single-family neighborhood. To the west is a mixture of single-family and multi-family residences. East of the site are office uses. Other uses in the area include the War Memorial Golf Course to the south, the football stadium and the zoo to the southeast. To the east on North Harrison Street is a PCD, which was approved as an extended stay hotel, and to the northeast fronting on Van Buren Street is a PD-O, which was approved as a medical office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that North Tyler Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline on the south half of property. 2. Due to the proposed use of the property, the Master Street Plan specifies that A Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West Markham Street and North Tyler Street. 4. A 20 foot radial dedication of right-of-way is required at the intersection of North Tyler Street and A Street. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 3 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to North Tyler Street including 5-foot sidewalks with the planned development. The new back of curb should be 15.5 feet from centerline. Tyler Street currently is 20-feet wide. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to A Street including 5-foot sidewalks with the planned development. The new back of curb should be 15.5 feet from centerline. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 9. Stormwater detention will not apply to the proposed development since less impervious surface is proposed than existing. 10. 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. 11. Due to a history of flooding and drainage complaints upstream, the condition of the pipe system within the abandoned alley should be videoed and a letter provided from the engineer reporting on its condition. Also, the report should contain whether the drainage capacity of the pipe is sufficient for the upstream basin. If the condition and capacity of the pipe system is determined to be insufficient, the pipe should be modified. 12. The grading and drainage plan should provide for an overflow path within the abandoned alley. 13. 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, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 14. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed new driveway on Markham Street does not meet the spacing criteria of being located at least 300 feet from other streets and driveways. A variance must be requested for the driveway location. In addition provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 4 15. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 16. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. Show the floodplain on the provided site plan with the base flood elevation. 17. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A 3 phase power line exists along the alley to the north of the 2 proposed buildings which will need to remain, and for which Entergy will need to retain 24 hour access for future maintenance and restoration work. Care must be used if planning to place the dumpster underneath the power line. There are currently no other Entergy facilities on this property. Contact Entergy in advance to discuss service requirements and facilities locations as development begins. 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. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 5 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 8. 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 back flow preventer shall be required. 9. 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 April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 6 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #5 an important service area. Pedestrian access to bus stops along Markham is very important. CATA suggest minimizing or removing the curb cut on West Markham Street to allow full pedestrian access to the property expansion. The side street access to parking areas allows for a more neighborhood contextual road frontage design. A green forecourt at the building entries would mirror the parkland across the street. Minimize curb radii to reduce crossing area for pedestrians. This location is currently in CATA’s long range planning. The proposal has some impact to current service by constricting right of way areas for transit use. Improving bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (O) for this property. 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 POD (Planned Office District) to POD (Planned Office District) to allow for the development of medical office buildings on this site. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 7 Master Street Plan: Markham is a Minor Arterial and Tyler Street 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 Markham since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements and the Midtown Overlay District. 2. When the structure is not built to the property line, landscaping is required in the area between the building and property line. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The property is located in the City’s designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable 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. A twenty-five (25%) percent reduction of the perimeter requirements is acceptable. 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. The property is located in the City’s designated mature area. A 25% reduction of the interior parking requirements is acceptable. 5. 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. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 8 G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) Mr. Tim Dates was 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 development was located within the Mid-town Design Overlay District which had specific development criteria related to building design and landscaping. Staff stated the development as proposed did include a variance from the DOD to allow the main entrance to the buildings not from West Markham Street. Staff also stated the buildings were allowed a zero setback but no more than twenty (20) feet per the DOD from the front property line. Staff requested the site plan include areas to be landscaped. Staff also requested the applicant provide the days and hours of operation for the development and the days and hours of dumpster service. Public Works comments were addressed. Staff stated the driveway on West Markham Street would require a variance related to the placement of the drive and the proximity to property lines and intersecting streets. Staff also stated due to a history of flooding the pipe located in the existing alley should be videoed to determine the condition of the pipe. Staff stated the minimum finished floor elevation should be placed one (1) foot above the base flood elevation. Landscaping comments were addressed. Staff stated a minimum of eight (8) percent of the paved areas were to be landscaped. Staff stated a minimum of six feet nine inches (6’9”) of landscaping was required along the street sides adjacent to the paved areas. Staff noted the comments from the various other agencies. 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 most of the technical issues raised at the April 1, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation for the development and the days and hours of dumpster service. The revised plan has identified the proposed landscaped areas. Staff has reviewed the new design of the right-in right-out driveway accessing West Markham Street and is in agreement to allow the drive to remain. The final design of the driveway and island will be reviewed and approve with the issuance of a building permit. The driveway will require a variance from Sections 30-43 and 31-210 to allow the drive nearer the property line and the intersection than typically allowed. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 9 The proposal is an amend the previously approved POD to allow the creation of two (2) lots and the construction of a new building on each of the newly created lots. Lot 1 is proposed with a medical clinic. Lot 2 is proposed with an outpatient surgery center. The hours of operation for the businesses are from 8:00 am to 8:00 pm seven (7) days per week. The building located on Lot 1 is proposed containing 5,780 gross square feet of floor area. The lot is proposed with 46 parking spaces. The maximum height of the building is indicated at 25-feet with a tower element not to exceed 30-feet. The exterior finish is proposed as masonry siding with glass windows and solid panel accents. The applicant has indicated the building will comply with the Mid-town DOD requirements with regard to materials and setbacks. The site plan does not include an entrance from West Markham. All customer accesses are from the parking lot to the north and the access drive between the two (2) lots from West Markham Street. Parking per the Mid-town DOD states the minimum shall be the maximum. Based on a medical office use 24 parking spaces would typically be the minimum parking required. The site plan includes the placement of 46 parking spaces. The justification for the additional parking is the proposed emergency medical clinic is heavily staffed. In addition patients are not seen by appointment and exams are on a first come first serve basis. The building is proposed with signage on all four facades. The signs are 2.5-feet in height and 17.8-feet in length for a total sign area of 44.5 square feet. The building located on Lot 2 is proposed containing 7,607 square feet with 60 parking spaces. The maximum height of the building is indicated at 25-feet with a tower element not to exceed 30-feet. The exterior finish is proposed as masonry siding with glass windows and solid panel accents. The applicant has indicated the building will comply with the Mid-town DOD requirements with regard to materials and setbacks. The site plan does not include an entrance from West Markham. All customer accesses are from the parking lot to the north and the access drive between the two (2) lots from West Markham Street. Parking per the Mid-town DOD states the minimum shall be the maximum. Based on a medical office use 30 parking spaces would typically be the minimum parking required. The site plan includes the placement of 60 parking spaces. The justification for the additional parking is the proposed surgery center is heavily staffed and patients have a time in pre and post operation so there will be overlap in patients. The building is proposed with signage on three (3) facades. The signs will be similar size to the signs located on the building proposed for Lot 1. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 10 The two (2) lots will share a dumpster located on Lot 2. The dumpster will be screened per typical ordinance requirements. The dumpster service hours have not been indicated. Staff recommends the dumpster service hours be limited to 8 am to 5 pm Monday through Friday. A 25-foot wide access easement on the common lot line between Lots 1 and 2 is proposed along with a 25 foot access easement along the closed alley. There will also be a limited cross parking agreement. The existing east-west stormwater drain in the closed alley will be inspected and replaced if necessary prior to construction of the new drives and parking. The pipe will be sized for the 100 year storm event with an overflow path to the west for the 100 year storm event. The site contains a large pine in the southwest corner of Lot 2. The applicant has indicated a certified arborist or landscape architect will be contacted to determine the feasibility of maintaining the tree during construction of the buildings and parking. The applicant states if the tree can be kept every effort will be made to save the tree. If the professionals determine the tree cannot be saved the tree will be removed. The Midtown Redevelopment District No. 1 Advisory Board reviewed the request at their April 3, 2015, meeting. The Advisory Board voted to support the request. The Board requested the site plan include a marked pedestrian path through the parking lot to ‘A’ Street which has been provided. The request also included five (5) foot sidewalks along the perimeters of the site where walks were to be replaced. Staff is supportive of the request. The property was previously zoned POD to allow for a medical rehabilitation facility. The underlying zoning of the property is O-3, General Office District which allows for medical office uses. Since the property is located within the Mid-town DOD the site is required to be reviewed through the Planned Development process. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff does not feel the redevelopment of the site as proposed will adversely impact the development or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 11 Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the drive on West Markham Street nearer the property line and the intersection than typically allowed. Staff recommends the dumpster service hours be limited to 8 am to 5 pm Monday through Friday. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Tim Daters and White-Daters and Associates was present representing the request. He stated the development was proposed with two (2) medical offices located on 1.5-acres. He stated the underlying zoning was O-3, General Office District. He stated the offices would be between 5,000 and 7,000 square feet each located on an individual lot. He stated parking would be provided for each of the buildings within the rear yard. He stated with the development the abutting streets would be widened to meet the Master Street Plan and Boundary Street Ordinance requirements. Ms. Tammy Beck addressed the Commission in opposition of the request. She stated her home and her son’s home were located across the street from the proposed development. She stated she had lived in the area since 1962 and when her family moved to the area the vacant lots were single-family homes. She stated private residences were located on three (3) sides of the proposed development. She stated she was concerned with a walk-in clinic and the clientele the clinic would generate. She stated there was a great deal of walking traffic in the neighborhood. She stated ‘A’ Street was a quiet street with little traffic. She stated once the site was developed there would be an increase in traffic in the area. She stated the developers were proposing to place a driveway on ‘A’ Street. She stated the driveway would not be screened and headlights would spill into the residential homes and into the bedrooms of the adjoining homes. She stated there was currently a great deal of traffic cutting through the neighborhood on Tyler Street. She stated the developers had stated the development would not significantly increase traffic but the developers were widening the streets to accommodate traffic. She stated the owner of the property did not maintain his pervious buildings. She stated there were no assurances this would not occur with the current development. She stated the driveway from ‘A’ Street to Markham created a cut-through. She stated the development was proposed to operate a minimum of 12-hours per day. She stated when she looked out her window now she saw a green golf courses. She stated once the development was complete she would see a building. She stated her concern was the design of the buildings. She stated if the architecture was proposed as a cottage style structure which would blend with the April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 12 neighborhood she would be more supportive of the request. She stated the development would disrupt the neighborhood and make the neighborhood a less desirable place to live. Mr. Wayne Hopkins addressed the Commission in opposition of the request. He stated he had lived in the neighborhood since 1966. He stated this development was not what the neighborhood wanted for their area. He stated he was not in favor of a walk-in clinic. He stated the previous owner had allowed the buildings to run down which had been a detriment to the neighborhood. Ms. Becky Clark addressed the Commission in opposition of the request. She stated the development would increase crime in the area due to the nature of a walk-in clinic. She stated there would be 100’s of people accessing the site for the clinic. She stated the developer abandoned five (5) buildings. She stated the neighborhood had a difficult time getting the area cleaned up. She stated the homeless were living in the abandoned buildings and there were piles of trash which were not being cleared from the site. She stated the neighborhood did not need the development as proposed. Mr. Dates stated the street was being widened as a City requirement and not because the development would generate the additional traffic. He stated there were two (2) drives presently located on ‘A’ Street and the development was reducing the drives to one (1). He stated the underlying zoning was O-3, General Office District which would allow for the development of 40,000 square feet of office space. Mr. Ernie Peters stated based on 40,000 square feet of office space assuming one-half general office and one-half medical office 944 trips per day would be generated. He stated the medical clinics were anticipated to generate 421 trips per day. He stated the medical clinics were low volume traffic generators. Mr. Jim Irwin addressed the Commission stating his firm did not get involved with the property until late 2012. He stated with the current owner it was determined the best action for the property was to remove the buildings. He stated security was hired and measures were taken to secure the buildings but access was still being gained to the property. He stated he felt this was a good use of the property. He stated the use was allowed under the current zoning. There was a general discussion by the Commission concerning the request. The Commission questioned if the development needed access to ‘A’ Street. Mr. Daters stated the neighborhoods to the north used ‘A’ Street to access the businesses along West Markham from the rear so they did not have to get out onto West Markham. He stated the primary users of the ‘A’ Street driveway would be area residents. April 23, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8700-A 13 The Commission questioned the uses along West Markham and the uses on the north side of ‘A’ Street. Staff noted the uses south of ‘A’ Street fronting West Markham Street were non-residential uses with the exception of one (1) home. Staff stated the uses north of ‘A’ Street were single-family homes. The Commission noted this block of West Markham was redeveloping. Commissioner May stated the developers were requesting an office use and not a commercial use which would generate a great deal of additional traffic into the area. A motion was made to approve the request including all staff recommendations and comments. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 23, 2015 ITEM NO.: 15 FILE NO.: Z-8871-A NAME: K Lofts Revised Short-form PCD LOCATION: Located at 315 South Main Street DEVELOPER: Scott Reed & K Lofts LLC 1001 SW 5th Avenue, Suite 1100 Portland, OR 97204 ENGINEER: Paul D. Fleming, PE SECB 18 Essay Drive Little Rock, AR 72223-9142 AREA: 7,024 Sq. Ft. NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Multi-family density at a rate greater than the UU Zoning District, Private club PROPOSED ZONING: Revised PCD PROPOSED USE: Reconfigure the outdoor patio area located within the public right of way VARIANCE/WAIVERS: None requested. BACKGROUND: On April 29, 2013, the Zoning Board of Adjustment approved a request to allow outdoor dining within the public right of way for this property. Ordinance No. 20,772 adopted by the Little Rock Board of Directors on August 27, 2013, rezone the site from UU, Urban Use District to PCD. The approval was to allow the development of multi-family at a density greater than allowed per the UU, Urban Use Zoning District and allow a special events center. The restaurant was proposed as a full service restaurant offering lunch, dinner and/or brunch seven (7) days per week. April 23, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8871-A 2 The Café also offered live music, dance hall and an entertainment venue. The business operational hours were until 2:00 AM seven (7) days per week. The residential portion of the development was proposed with 32 apartments spread out over 5 floors. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting to amend the previously approved PCD to allow revision to the original patio layout and to recognize the current patio layout. On June 19, 2013, a franchise permit was granted by the City of Little Rock Public Works Engineering Division to Level on Main, Inc. for the installation and use of a seven (7) foot by fifty (50) foot outdoor patio on the sidewalk of Main Street. In September 2013, the patio was constructed of lesser expensive wooden materials due to the anticipation of the construction project carried out by the City of Little Rock and Township Builders. After a number of meetings with City staff it was determined the wooden patio materials could stay until the construction project was completed. After the construction the patio fencing was to be replaced with wrought iron fencing. The construction project began in September and the patio was removed to allow the sidewalk to be replaced. November 11, 2014, the patio fencing was replaced with wrought iron as agreed. However, the dimension of the street and sidewalk had changed from the construction project and the patio was installed approximately one (1) foot wider than previously approved. The original request was to allow a patio width of nine (9) feet. During the Zoning Board of Adjustment meeting the request was reduced to a five (5) foot clearance between the edge of the sidewalk and the patio for wheelchair and pedestrian accessibility but the original franchise request was approved with a seven (7) foot width. The patio was constructed eight (8) feet in width because the new sidewalk dimension was constructed five feet ten inches (5’10”) of clearance for wheelchairs and pedestrian accessibility. The request also includes the allowance of a covered canopy or awning over the patio entire patio area. The covering is proposed as metal framing and a canvas top with the company logo located on the face of the awning. B. EXISTING CONDITIONS: The PCD zoned property at 315 Main Street is occupied by a five-story commercial building. The first floor of the building contains a restaurant with outdoor dining. Other uses in the area included several restaurants with outdoor dining, residential and office uses. April 23, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8871-A 3 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site along with the Downtown Neighborhood Association, the MacArthur Park Neighborhood Association and the River Market Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A franchise permit was issued for the railing and outdoor dining to encroach 7-feet into the public right of way. The constructed railing extends 8-feet into the public right of way. The railing should be moved to 7-feet from the building. 2. Due to changes in policy since the last franchise approval, these types of franchise permit applications (outdoor dining within the public right of way) must be approved by adoption of a Resolution by the City of Little Rock Board of Directors to allow the placement of the outdoor dining within the public right of way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection. Entergy: Entergy does not object to this proposal. All power lines are buried in the alley behind the building. The only exception might be service lines to any street lights existing in the front of the building. Contact Entergy in advance if this should be an issue. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is currently served by CATA at this location via Routes #1, 5, 8, 11, 14, 17 and 21. This location is currently in CATA’s long range planning area. April 23, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8871-A 4 The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use - Urban (MXU) for this property. The Mixed Use Urban category provides for a mix of residential, office and commercial uses not only in the same block but also within the same structure. This category is intended for older "urban" areas to allow dissimilar uses to exist, which support each other to create a vital area. Development should reinforce the urban fabric creating a 24-hour activity area. Using the Planned Zoning District or the Urban Use District, high and moderate density developments that result in a vital (dense) pedestrian oriented area are appropriate. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of an outdoor dining area as part of this development. Master Street Plan: Main Street is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Main Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Main Street. Bike Routes require no additional right-of-way, but only a sign or sharrow. Landscape: The site plan must comply with the minimum standards of the UU, Urban Use Zoning District. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was not present. Staff presented the item stating there were no outstanding technical issues in need of addressing related to the site plan. Staff stated the request was to amend the PCD to allow the outdoor patio area to be increased. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. April 23, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8871-A 5 H. ANALYSIS: There were no issues raised at the April 1, 2015, Subdivision Committee meeting which required the submission of a revised site plan. The applicant is requesting approval of a revision to the PCD zoning to allow a previously approved patio to be enlarged. The patio was originally approved by the Zoning Board of Adjustment to allow a seven (7) foot by fifty (50) foot patio located in the right of way of this restaurant located at 315 Main Street. The Zoning Board of Adjustment was approving the use of the right of way for outdoor dining. A franchise agreement was executed by the City of Little Rock to allow the construction of a seven (7) foot by fifty (50) foot patio on June 19, 2013. A wooden patio surround was constructed in September of 2013. At that time the City was under contract to install the improvements related to the City’s Creative Corridor which included bio swales, rain gardens, streetscaping and landscaping. Construction in the 300 Block of South Main began in September 2013. With the construction project the patio was removed to allow the sidewalk to be replaced. In November 2014, the patio fencing was replaced with a decorative wrought iron fence and railing. When the decorative wrought iron fence was installed the fence was placed at eight (8) feet from the building and not the seven (7) as approved previously approved by the City franchise. The request also includes the allowance of a covered canopy or awning over the entire patio area. The covering is proposed as metal framing and a canvas top with the company logo located on the face of the awning. Staff is not supportive of the request. Staff has concerns with the clearance between the fencing and the bioswale which was placed in front of the applicant’s business as a part of the Creative Corridor project. The bioswale has an eight (8) to twelve (12) inch drop-off into a pit which captures the rainwater runoff. Staff feels this drop could create a trip hazard for pedestrians traveling through the area. Staff feels the fencing should be reduced and placed at seven (7) feet as was originally approved to allow adequate clearance for pedestrians. As currently constructed there is six (6) foot of clearance between the fencing and the bioswale. Staff feels the seven (7) foot clearance would create a safer environment for persons walking in the area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. April 23, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-8871-A 6 PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of denial. Mr. Brad McCray addressed the Commission on the merits of his request. He stated once the sidewalk construction was completed he contacted a fence company to install the fence. He stated he was not sure if the fence company thought the clearance was the most important or the distance from the building but regardless the fence was installed eight (8) feet from the face of the building and not the seven (7) feet as previously approved. He stated there was five (5) feet of clearance between the fence and the bio-swale. He stated the businesses across the street had less sidewalk clearance between planters and the patio fencing than his business. He stated the fence had been in place six (6) months and there had not been an issue with the distance. He stated there was little traffic on the east side of Main Street unless they were accessing his business. He stated the fence was installed and the concrete core drilled to secure the fence post. He stated once the fence was relocated there would be evidence in the new concrete. He stated the awning he was requesting was similar to the awning located at Dugan’s Pub. He stated metal poles with a canvas covering with a logo on the awning. The Commission questioned staff for the reasoning for non-support. Staff stated they were concerned with the walkway clearance and the area for unobstructed pedestrian movement. Staff stated the applicant agreed to place the fence at seven (7) feet at the Zoning Board of Adjustment meeting and they felt he should construct the fence as was approved. Staff stated the Creative Corridor was all about pedestrians. Staff stated the City had spent $2-millon dollars in creating the corridor and making the area pedestrian friendly. Staff stated walkability and access were the key concepts of the project. The Commission questioned staff if they were supportive of the canopy. Staff stated they had not reviewed the canopy. Staff stated there were a number of items to consider when granting a franchise agreement for a canopy. The Commission questioned if the applicant wanted to defer to allow staff to review the request. Mr. McCray stated he wanted to move forward with the current request as filed. Staff stated this included the allowance of the additional area for the patio and the allowance of the canopy over the patio area. A motion was made to approve the request including all staff comments expect that of denial. The motion failed by a vote of 1 ayes, 9 noes and 1 absent. April 23, 2015 ITEM NO.: 16 FILE NO.: Z-9019 NAME: Clemons Short-form PCD LOCATION: Located at 1403 West Roosevelt Road DEVELOPER: Tellys Clemmons 1409 West 57th Street North Little Rock, AR SURVEYOR: John R. Tweedle 8114 Cantrell Road, Suite 350 Little Rock, AR 72227 AREA: 0.215 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Barber beauty shop, Health studio and spa, Restaurant with take- out only service, General and professional office VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of this site from R-3, Single-family to PCD to allow the reuse of a non-residential building as a barber beauty shop. The applicant is proposing the reuse of a former coin laundry as a six (6) chair barber beauty shop. The building contains 2,400 square feet building. A large portion of the site is currently asphalt. The site plan indicates the placement of 12 parking spaces on the site. The applicant in addition to the barber beauty shop the applicant is requesting the allowance of a heath studio and spa and a restaurant with take-out service April 23, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9019 2 only as allowable alternative uses for the site. The request also includes the allowance of general and professional office uses to allow flexibility for future uses of the site. B. EXISTING CONDITIONS: This are of Roosevelt Road is a commercial node containing a number of uses including auto repair, a convenience store, single-family homes boarded residential homes and vacant commercially zoned property. To the east and west both along Roosevelt Road and along the north south streets there are single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Downtown Neighborhood Association and the Wright Avenue Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 35 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Service requirements and/or facilities locations shouldn’t be an issue for this existing building. Contact Entergy in advance to discuss service requirements and facilities locations if upgrades are required. Centerpoint Energy: No comment received. AT & T: No comment received. April 23, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9019 3 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 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. 9. 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. April 23, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9019 4 Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #14. This location is currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PCD (Planned Commercial District) to allow for retail uses to be located on this site. Master Street Plan: Roosevelt Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Roosevelt Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. All vehicular use areas which were in existence prior to the effective date of the Landscape Ordinance may continue as non-conforming until such time a building permit is issued to rehabilitate a structure on the property exceeding April 23, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9019 5 (50) percent of current replacement cost of the structure. At such time (50) percent of the existing vehicular use area shall be brought into compliance and shall continue to full compliance on a graduated scale based on the percentage of rehabilitation cost. 3. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the days and hours of operation, the number of licensed professionals to operate from the site and the proposed signage plan. Public Works comments were addressed. Staff stated a dedication of right of way to 35-feet from centerline was required. Landscaping comments were addressed. Staff stated any new paved areas would require landscaping to comply with the City’s Landscape Ordinance requirements. Staff noted the comments from the various other agencies. 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. The applicant has provided the number licensed professionals to operate from the site, the days and hours of operation and the proposed signage plan. The applicant is requesting a rezoning of this site from R-3, Single-family to PCD to allow the reuse of a non-residential building as a barber or beauty shop. The building contains 2,415 square feet. The site plan indicates the placement of April 23, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9019 6 12 parking spaces on the site. Parking for a barber beauty salon is based on one (1) parking space per two hundred (200) gross square feet of floor area. The typical parking requirement for a building this size is twelve (12) spaces. The applicant is also requesting a health studio or spa and a restaurant with take-out service only as alternate allowable uses. The request also includes the allowance of general and professional office uses. The applicant has indicated building signage will be used to identify the business. The proposed building signage will comply with building signage typically allowed in commercial zones or a maximum of ten (10) percent of the façade area abutting the public street. No ground signage is proposed at this time. The applicant has indicated should a ground sign be placed on the site the sign will comply with commercial signage or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square feet in area. The site plan does not include the placement of a dumpster. Should a dumpster be placed on the site in the future the dumpster hours should be limited to daylight hours and the dumpster screened per typical ordinance requirements. The applicant has indicated the days and hours of operation from 8 am to 8 pm Monday through Saturday and Sunday by appointment only. There will be six (6) operators located within the building. The operators will schedule by appointment only and most likely not all six (6) operators will be on-site at one time. Staff is supportive of the request. The site is located in a commercial area and the site was previously used as a coin laundry. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the site plan. Staff does not feel the use of the building as proposed by the applicant will have any adverse impact on the site or the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. April 23, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9019 7 PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. April 23, 2015 ITEM NO.: 17 FILE NO.: Z-9020 NAME: Hometown Tax Service Short-form PD-O LOCATION: Located at 3008 West 12th Street DEVELOPER: Mark Green 65 Westfield Loop Little Rock, AR 72210 SURVEYOR: Kittler-Roberts Group, LLP 3905 Highway 5 North Bryant, AR 72022 AREA: 0.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-O PROPOSED USE: Tax preparation VARIANCE/WAIVERS: None requested A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from R-3, Single-family to PD-O to allow the use of this existing single-family residence as a tax preparation office. The applicant has indicated the days and hours of operation from 8 am to 5 pm Monday through Friday. All clients are seen by appointment only. There are no other employees of the business other than the owner. The applicant has indicated most tax preparation takes place from January to April. Parking for the business will be on the existing driveway. April 23, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9020 2 B. EXISTING CONDITIONS: This area of 12th Street is contains a mixture of uses including single-family, multi-family, a church and office and commercial uses. The office and commercial uses are primarily located to the east at the intersection of 12th and Woodrow Streets. 12th Street was recently resurfaced and a bicycle lane added. The lots located to the east, west and north of this site are single-family residential. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Stephens Area Faith Neighborhood Association and the Pine to Woodrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West 12th Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. Provide area where clients and staff will park? 3. A turnaround or drive through should be provided for vehicles accessing the site to prevent backing into West 12th Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. Service requirements and/or facilities locations shouldn’t be an issue for this existing building. 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. April 23, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9020 3 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. 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. 8. 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: 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. 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. April 23, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9020 4 Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 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. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA at this location via Route #3 an important service area. This location is currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. 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. Planning Division: This request is located in the I-630 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from R-3 (Single Family District) to PDO (Planned District Office) to allow for conversion of this house to an office use. Master Street Plan: 12th Street is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 12th Street since it is a Minor Arterial. This street may require April 23, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9020 5 dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along 12th Street. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was not present. Staff stated they would work with the applicant to resolve their concerns prior to the Commission acting on the request. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff met with the applicant after the April 1, 2015, Subdivision Committee meeting to address their concerns. The applicant has provided staff with the days and hours of operation, the number of employees and the proposed signage plan. The applicant is requesting a rezoning of the site from R-3, Single-family to PD-O to allow the use of this existing single-family residence as a tax preparation office. The applicant has indicated the days and hours of operation from 8 am to 5 pm Monday through Friday. The applicant has indicated most tax preparation takes place from January to April. The applicant has indicated there will not be a ground sign located on the site. The applicant states only building signage will be used and the signage will be as typically allowed in office zones or a maximum of ten (10) percent of the façade area located on the street side of the building. The applicant has indicated there are no employees of the business. The applicant states all consultations are by appointment only. The applicant has stated he does not desire to add parking and is proposing to use the existing drive and rear yard (which is not paved) to serve as the required parking. The structure contains approximately 1,200 gross square feet of floor area which would typically require the placement of three (3) parking spaces for an office use. Staff feels the applicant has sufficient area in the rear yard to add three (3) parking stalls placed on a forty-five degree (45° ) angle which would provide the required parking and still leave adequate areas for landscaping. April 23, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-9020 6 Section 36-508 of the Zoning Ordinance states vehicular use areas subject to wheeled traffic are to be paved. This can include asphalt or concrete slab. Although staff is supportive of the applicant’s request to utilize the site as an office use staff feels the applicant should provide parking as typically required to serve the non-residential use. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was not present. There was one card registered with questions concerning the application request. Staff requested the item be deferred to the June 4, 2015, public hearing to allow the applicant to be present. A motion was made to defer the item to the June 4, 2015, public hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. April 23, 2015 ITEM NO.: 18 FILE NO.: Z-9021 NAME: Family Dollar Short-form PD--C LOCATION: Located at 3418 and 3502 Baseline Road DEVELOPER: Dubin Singer Attorneys at Law 123 North Wacker Drive, Suite 1800 Chicago, IL 60606 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 2.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Family Dollar VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PD-C to allow the development of 2.55 acres with a Family Dollar. The applicant is proposing the construction of a single story 9,180 square foot building and associated parking. The site plan indicates a single access drive from Baseline Road. Parking is proposed in two (2) bays along Baseline Road and a single bay along the east side of the building. Deliveries will be taken on the east side of the building. The site plan indicates the placement of a single dumpster pad along the rear of the parking area also on the east side of the building. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 2 B. EXISTING CONDITIONS: Baselines Road is a State highway constructed with four lanes and a center turn lane. This area contains a mixture of uses including retail, office, a daycare center, a church and multi-family. To the east of this site is a tire store and to the west is a pawnshop and daycare center. The shopping center across Baseline Road has a grocery which is closed and a Family Dollar Store. Baseline Elementary School is located to the southeast at the intersection of Baseline Road and Hilaro Springs Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Upper Baseline Neighborhood and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. This property lies within the 100 year floodplain, zone AE. The minimum Finish Floor elevation of 258 feet is required to be shown on plat and grading plans. 3. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 7. Stormwater detention ordinance applies to this property. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 3 8. 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. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. Handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the south side of the property along Baseline Road. There are currently no other Entergy facilities on this property. Contact Entergy in advance regarding future service requirements and facilities location(s). 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 4 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. 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 back flow preventer shall be required. 8. 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: 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. 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 5 CATA: The area is currently served by CATA at this location via Routes #15 and 23 an important service area. Scott Hamilton Drive has just been redesigned to include many pedestrian amenities and is a safe area to walk. The transit route serves both Baseline and Scott Hamilton Drive. CATA suggests minimizing the curb cut radii for the driveway to reduce the crossing distances for pedestrians. Further the store building could be moved closer to the curb to access the front door without crossing a parking area and to align on the street front with other buildings along Baseline Road. Provide pedestrian access from sidewalk to store entrance. This location is currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Office) to allow for development of a Family Dollar on the site. Master Street Plan: Baseline Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. 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 Lanes are shown along Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 6 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 3. The property to the east and a portion of the property to the north is zoned R-2, Single-family. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 5. 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. 6. 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. 7. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the 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. 8. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 9. An irrigation system shall be required for developments of one (1) acre or larger. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 7 10. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 11. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the days and hours of operation, the days and hours of dumpster service and the proposed signage plan. Staff also requested the applicant provide the maximum height of the proposed building and stated any site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated a right of way dedication on Baseline Road was required to 45-feet from centerline. Staff also stated the minimum floor elevation was to be placed one (1) foot above the base flood elevation. Staff stated a grading permit was required prior to the start of construction. Landscaping comments were addressed. Staff stated a minimum of eight (8) percent of the interior paved area was to be landscaped with interior landscape islands. Staff also stated screening was required along the sites eastern and northern perimeters due to the current zoning of the eastern parcel. Staff stated a small amount of building landscaping was required with the development of the site. Staff noted the comments from the various other agencies. 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 raised at the April 1, 2015, Subdivision Committee meeting. The applicant has provide the days and hours of operation, the days and hours of dumpster service, the proposed signage plan and the maximum height of the proposed building. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 8 The request is a rezoning from R-2, Single-family to PD-C to allow the development of 2.55 acres with a Family Dollar. The applicant is proposing the construction of a single story 9,180 square foot building and associated parking. The maximum building height proposed is 24-feet. The site plan indicates a single access drive from Baseline Road. The driveway is located 50+ feet from the eastern property line. The driveway placement will require a variance to allow the drive nearer the property line than typically allowed. Parking is proposed in two (2) bays along Baseline Road and a single bay along the east side of the building. The applicant has indicated pedestrian connectivity from Baseline Road through the parking lot to the front of the store. Parking for a retail business per the zoning ordinance is typically one (1) parking space per three hundred (300) gross square feet of floor area which is 30 parking spaces. The site plan as presented includes thirty (30) parking spaces. The plan includes building signage on the front façade of the building. The signage is indicated to comply with signage allowed in commercial zones or a maximum of ten (10) percent of the façade area. A single ground sign is indicated on the site plan. The proposed height of the sign is 20-feet and the total sign area proposed is 100 square feet in area. The days and hours of operation are from 9 am to 9 pm seven (7) days per week. Deliveries will be taken on the east side of the building. The site plan indicates the placement of a single dumpster pad along the rear of the parking area also on the east side of the building. Delivers are typically made during store hours. The applicant has indicated dumpster service will most likely be during daylight hours. Staff recommends the dumpster service be limited to 8 am to 5 pm Monday through Friday. Staff is supportive of the request. The applicant is seeking a rezoning from R-2, Single-family to PD-C to allow the construction of a Family Dollar on the site. The Future Land Use Plan indicates the site as Mixed Office Commercial which allows for the development of office and commercial uses. This type of retail are typically neighborhood commercial uses. The property is located adjacent to a tire store and a pawn shop. Staff does not feel the rezoning to PD-C to allow the development as proposed will adversely impact the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 9 Staff recommends the dumpster service be limited to 8 am to 5 pm Monday through Friday. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Ms. Amy Miles addressed the Commission on behalf of the applicant. She stated she worked for the architectural firm designing the facility for Family Dollar. She stated this was a relocation of an existing store. She requested to yield her time to respond to the opposition. Mr. Gregg Muller addressed the Commission in opposition of the request. He requested the Commission deny the request to rezone the property. He stated he felt there was sufficient land area currently zoned to allow for the development of the retail development as proposed. Ms. Pat Gee addressed the Commission in opposition of the request. She stated she was President of the Upper Baseline Neighborhood Association. She stated Family Dollar had been in the neighborhood for a number of years. She stated Family Dollar was currently located in a building with a former grocery store and a youth activities center. She stated Family Dollar was not a good neighbor. She stated as a part of National Night Out she had contacted representatives of Family Dollar to provide a couple of packages of cookies. She stated she contacted the home office for a donation and was told she could make a formal request for the donation. She stated this was a couple of packages of cookies, a few dollars at most, which would have generated a great deal of good will with the neighborhood. She stated her experience had been Family Dollar was not good neighbors. She stated she did not want them to leave the neighborhood but felt they should give back to the community. Ms. Neil Johnson addressed the Commission in opposition of the request. She stated she did not want another empty building in the neighborhood. She stated empty buildings created problems. She stated if Family Dollar moved then there would be another empty building. Mr. Troy Laha addressed the Commission. He stated he was Vice-President of Southwest Little Rock Untied for Progress. He stated the neighborhood association invited representatives to attend the meeting to discuss their plans and Family Dollar declined. He stated the vote at Southwest Little Rock United for Progress was split. April 23, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-9021 10 Ms. Miles addressed the Commission. She stated Family Dollar wanted to own their property and not be a lease holder. She stated with ownership Family Dollar could make improvements to their site and landscape as they saw fit. She stated Family Dollar would abide by all local ordinances regard to the sale of goods and merchandise. There was a general discussion by the Commission concerning the request and the non-responsiveness to the community from Family Dollar. Ms. Miles stated she would include in her report to Family Dollar the concerns of the neighborhood and the Commission for their lack of community support. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 7 ayes, 3 noes and 1 absent. April 23, 2015 ITEM NO.: 19 FILE NO.: Z-9022 NAME: Smokin’ Houze BBQ Short-form PD-C LOCATION: Located at 1500 South Bowman Road DEVELOPER: Smokin’ Houze BBQ 9 Kings Mountain Court Little Rock, AR 72211 SURVEYOR: Marlar Engineering 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.298 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-C PROPOSED USE: Restaurant VARIANCE/WAIVERS: A deferral of the landscaping, graveled parking and drive isles, right of way dedication and the boundary street improvements until the Phase II portion of the development. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing the rezoning of the site from R-2, Single-family to PD-C to allow the development of a restaurant. The site currently contains a residential home which will be removed to allow the new restaurant. The applicant is requesting to use the site temporarily with a food trailer and gravel parking and access drives. The applicant states within 24-months of approval a permanent building and paved parking will be installed. April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 2 Phase I of the development would allow the demolition of the existing single- family structure. The applicant has indicated at 20-foot by 8-foot food trailer will be placed on the site along with a gravel parking area. Boarders will be placed around the graveled parking area to contain the gravel and limit the parking areas. Phase II of the development will allow the placement of a 22-foot by 30-foot single-story building. The building is proposed with limited seating due to most of the orders will be carry out. The request includes the deferral of right of way dedication and boundary street improvements until the Phase II portion of the development. The applicant is also requesting a deferral of the required paving of the parking stalls and drive isles and the required landscaping until the Phase II portion of the development. B. EXISTING CONDITIONS: The single-family home located on the site is in disrepair. Across the street from the site is an office warehouse development and to the northeast is a skating center. South of the site is a lot which contains a single-family home. Northwest of the site are a number of properties zoned PCD which have development with retail and office uses. There is also a PCD approved which has developed with mini-warehouse. Further to the west are single-family homes located in the Cherry Creek Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the John Barrow Neighborhood Association, the Sandpiper Neighborhood Association and the Gibraltar Heights Point West Timber Ridge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline. April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 3 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on arterial streets is 300 feet from other driveways and streets and 150 feet from the side property line. The lot should have one (1) driveway aligned with the driveway on the east side of Bowman Road. The width of driveway must not exceed 36 feet. 7. Show the order board. Provide the typical service time at the drive thru window. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as-built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Environmental Assessment Division (EAD) review required. Contact Little Rock Wastewater EAD for details. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the east property line on the west side of Bowman Road. There appears to be a single phase line on the north edge of the property as well. Contact Entergy in advance to make arrangements for electrical service and facilities locations to serve the business. Centerpoint Energy: No comment received. AT & T: No comment received. April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 4 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s 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. 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. 9. 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. April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 5 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. 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is not currently served by CATA at this location. This location is not currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District (STD) for this property. The Service Trades District category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 6 businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow for development of a restaurant on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Bowman Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case less than nine (9) feet. The plantings, existing and purposed, shall be provided within the City’s landscape ordinance requirements. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet. 3. The lot is approximately two hundred (200) feet deep, a twelve (12) foot buffer is required on Bowman Road. 4. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. The property to the south is zoned R-2, Single-family. 5. 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 April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 7 area. Provide trees with an average linear spacing of not less than thirty (30) feet. 6. 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. 7. The north and perimeter planting strips are deficient. 8. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the 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. 9. 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. 10. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 11. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 12. Dumpsters and trash containment areas shall not be located within the front yard setback area or street side or exterior side yard setback area. 13. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 14. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested the applicant provide the days and hours of operation, the proposed signage plan, the location of any proposed dumpster facilities and the days and hours of April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 8 dumpster service. Staff also requested the applicant provide the proposed building height. Public Works comments were addressed. Staff stated only one drive to the proposed restaurant would be allowed. Staff stated a dedication of right of way to 45-feet from centerline would be required on South Bowman Road. Staff stated a grading permit would be required prior to the clearing of any grading activities on the site. Staff requested the applicant provide the location of the proposed order board and the anticipated service time at the drive through window. Landscaping comments were addressed. Staff stated a minimum landscape strip of nine (9) feet was required along the perimeters where adjacent to paved areas. Staff also stated a street buffer with an average width of twelve (12) feet and in no case less than nine (9) feet was required along South Bowman Road. Staff stated building landscaping and parking lot landscaping were required at the time of development. Staff noted the comments from the various other agencies. 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 issues raised at the April 1, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the proposed signage plan, the location of any proposed dumpster facilities and the days and hours of dumpster service. The applicant has also noted the proposed building height will be 14-feet. The restaurant hours are Monday through Friday from 11 am to 6 pm and Saturday from 11 am to 5 pm. The dumpster service hours are proposed weekdays before 8 am. The applicant has indicated a ground sign will be placed along South Bowman Road. The sign is proposed with a maximum height of twelve (12) feet and a maximum sign area of forty (40) square feet. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten (10) percent of the façade area. The request is to allow the redevelopment of the site in two (2) phases. In the first phase the existing residential home will be removed and a food trailer will be placed on the site. In addition to placement of the food trailer the applicant is April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 9 requesting to place gravel for the parking and access drives. According to the applicant within 24-months of approval of the PD-C zoning a permanent building and paved parking will be installed. The food trailer is 20-feet by 8-feet and will be placed near the center of the property. The food trailer will have a drive-through pickup window and a walkup window. There is no seating proposed for this phase of the development. The plan indicates fourteen (14) parking spaces and two (2) driveways, one for entry and one for exit. The plan indicates all vehicular use areas will be gravel. With this phase no landscaping or screening is proposed. Within 24-months the applicant has stated a permanent building will be constructed. The building is proposed 22-feet by 30-feet. The building is proposed as a single-story building. The building is proposed with limited seating. During this phase the parking lot will be constructed of a hard surface material. The driveway has been reduced to 36-feet. The plan includes a drive- through lane and a by-pass lane on each side of the building resulting in 19-feet of paving on each side of the building. The site plan indicates eight (8) parking spaces to serve the new construction. The site plan indicates the placement of a four (4) foot landscape strip along the northern property line and a two (2) foot landscape strip along the southern perimeter. The landscape strip to the west is indicated at five (5) feet. The landscaped ordinance typically requires a minimum landscape strip of nine (9) feet. The site plan indicates the placement of a six foot screening fence along the southern perimeter during the second phase. The request includes the deferral of right of way dedication and the boundary street improvements until Phase II of the development. With the street construction the applicant will be required to construct the widening as required by the Boundary Street Ordinance and to strip a left turn lane on South Bowman Road to accommodate north bound vehicles turning into the site and not block the north bound flow of traffic. Staff is not supportive of the applicant’s request. Staff has concerns with the placement of the food trailer and graveled parking. In addition the site plan for the permanent construction does not meet the minimum requirements of the landscape and buffer ordinances. The southern landscape strip for both the buffer and landscape ordinance should be a minimum of nine (9) feet. The northern and western landscape strips per the Landscape Ordinance should be nine (9) feet. Staff feels this site does not accommodate the development plan the applicant is proposing. April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 10 I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) Ms. Latonya Smith was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Ms. Smith addressed the Commission on the merits of the requests. She stated Smokin Houze was a family business. She stated the business was a small business. She stated to allow the temporary use of the site with the food trailer and allow the gravel parking would allow the business to gain enough capital to finance the permanent improvements to the property. She stated the site plan did include variances to allow reduced landscaping and the placement of the two (2) driveways. She requested the Commission grant the variances. She stated the property was a small site so the variances were needed to allow the site to develop. She stated regardless of the development variances would be required for the property. She stated as a trade off the landscape plantings would be increased to provide two (2) times the number of trees typically required within the perimeter planting strips. She stated a six (6) foot fence would be installed along be south property line to screen the adjacent residential use. She stated this area of Bowman Road was developing as commercial. She stated this property would not be residential for the long-term. She stated any development of the site would require variances. Commissioner Berry questioned Ms. Smith if she was aware of the cost of the required street improvements to South Bowman Road. He stated the cost of street construction would be a major cost at the time the improvements would be required. Ms. Smith stated she was willing to sign an agreement that if in 24-months the permanent building could not be constructed they would close until they could make the improvements to the street and construct the permanent building. The Commission questioned if the two (2) lanes were required for the business. Ms. Smith stated without the two (2) lanes cars would stack onto Bowman Road. Commissioner Bubbus questioned the allowance of a food truck on the site and leaving the food truck overnight. Staff stated with the approval of the PD-C zoning the food truck could be left on the property and not removed on a daily basis. A motion was made to approve the request including all staff comments and recommendations except that of denial. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. April 23, 2015 ITEM NO.: 20 FILE NO.: Z-9023 NAME: Cell Phone Hospital Short-form PCD LOCATION: Located at 6608 Baseline Road DEVELOPER: EZ Equiel Garcia 6608 Baseline Road, Suite E Little Rock, AR 72209 ENGINEER: Laha Engineers 6602 Baseline Road, Suite E Little Rock, AR 72209 AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PCD PROPOSED USE: Retail and Office VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is a rezoning from R-2, Single-family to PCD to allow the redevelopment of this site. The request includes the construction of a new 10,087 square foot retail building and associated parking. The applicant has indicated a use mix of the building to include office and commercial uses. Noted on the site plan is a 1,000 square foot barber shop, 1,000 square foot nail salon, two (2) 1,000 square foot office bays, 2,000 square foot “cell phone hospital”, 1,000 square foot computer repair shop and a 3,087 square foot restaurant. The site plan is proposed with 39 parking spaces. April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 2 B. EXISTING CONDITIONS: The structures on the site have been removed. There are offices located to both the east and west of the site and single-family homes to the north. To the south of the site is a US Post Office, a County Health Unit and office uses. Commercial uses are primarily located at the Geyer Springs and Baseline Road intersection and the Chicot and Baseline Road intersection. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Cloverdale Neighborhood Association, the Chicot Neighborhood Association, the Windamere Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the south side of the property along Baseline Road. There are currently no April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 3 other Entergy facilities on this property. Contact Entergy in advance regarding future service requirements and facilities location(s). 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. 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. 7. 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 back flow preventer shall be required. April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 4 8. 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: 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. 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. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA via Routes #17, 22 and 23 an important service area. This location is currently in CATA’s long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review 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 Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office (O) for this property. 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 R-2 (Single Family April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 5 District) to PCD (Planned Commercial District) to allow for development of a retail center on the site. Master Street Plan: Baseline Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. 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 Lanes are shown along Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. The property to the north and a portion of the properties to the east and west zoned R-2, Single-family. 3. 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. 4. The interior landscape islands shown are deficient. Most are ninety (90) square feet in area five feet in width. 5. 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 April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 6 area. Provide trees with an average linear spacing of not less than thirty (30) feet. 6. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the 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. 7. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. An irrigation system shall be required for developments of one (1) acre or larger. 9. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested the days and hours of operation for the development, the total square footage for each of the proposed uses and the proposed signage plan. Staff also requested the applicant provide the percentage of building coverage, the percentage of paved area and the percentage of landscaped area. Public Works comments were addressed. Staff stated a grading permit was required prior to any grading activities on the site. Staff also stated the City’s stormwater detention ordinance would apply to the redevelopment of the site. Landscaping comments were addressed. Staff stated the landscape islands as indicated did not meet the minimum ordinance requirement of 150 square feet in area. Staff stated a land use buffer was required along the site’s northern perimeter. Staff stated a minimum of seventy percent of the land use buffer was to remain undisturbed. Staff stated screening was required along the perimeters which were zoned or used with a less intensive use. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 7 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the technical issues raised at the April 1, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the total square footage for each of the proposed use, the proposed signage plan and indicated the percentage of building coverage, the percentage of paved area and the percentage of landscaped area. The request is a rezoning from R-2, Single-family to PCD to allow the redevelopment of this site. The request includes the construction of a new 10,087 square foot retail building and associated parking. The applicant has indicated a use mix of the building to include office and commercial uses. Noted on the site plan is a 1,000 square foot barber shop, 1,000 square foot nail salon, two (2) 1,000 square foot office bays, 2,000 square foot “cell phone hospital”, 1,000 square foot computer repair shop and a 3,087 square foot restaurant. The site plan is proposed with 39 parking spaces. Parking for a mixed use development is based on one (1) parking space per two hundred twenty-five (225) gross square feet of floor area. Based on this calculation a total of forty-four (44) parking spaces would typically be required. The site plan indicates the placement of a single ground sign along Baseline Road. The sign is proposed to comply with signage allowed in commercial zones or a maximum of thirty-six (36) feet in height and one hundred sixty (160) square feet in area. Building signage is proposed on the east façade of the building to comply with signage allowed in commercial zones or a maximum of ten (10) percent of the façade area. The applicant has indicated a sign will be placed on the end cap of the building along the Baseline Road frontage. This sign area also will not exceed ten (10) percent of the façade area of the Baseline Road frontage. The days and hours of operation are from 6 am to 10 pm seven (7) days per week. The dumpster service hours are from 6 am to 6 pm seven (7) days per week. The maximum building height proposed is 30-fet. The building materials are proposed as brick and siding. The building coverage is proposed at twenty (20) percent and the paved area at thirty-five (35) percent. The landscaped area is seven (7) percent of the site. Thirty-eight (38) percent of the site is proposed as buffers and drainage. April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 8 Staff is not supportive of the applicant’s request. This area is identified on the City’s Future Land Use Plan as an office corridor. This area of Baseline Road is primarily office and institutional uses including the Southwest Little Rock Community Center, a US post office and County Health Unit. Staff does not feel this is an appropriate location for a commercial development. The primary zoning in this area is O-3, General Office District. Staff feels office development would be a more conducive use for this site. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) Mr. Troy Laha of Laha Engineering was present representing the applicant. There were no registered objectors present. Staff presented the item with a recommendation of denial. Mr. Laha stated he worked on the Land Use Plan in 1995 for this area as a part of a neighborhood plan. He stated his business was located adjacent to the property and had been since 1980. He stated the property previously contained two (2) houses but had been vacant for a number of years. He stated the site plan was to allow the placement of a mixed use development. He stated parking for the center would be adequate. He stated the request was for a smoothie restaurant which was not a typical restaurant use. He stated this was a more ‘get it and go’ type business. He stated he would address any concerns related to the site plan. Mr. Irma Arribas addressed the Commission on behalf of the applicant. He stated the development was proposed as a mixed use development. He stated there were commitments for operators for the salon and the smoothie shop. He stated the development would be little stores and shops which would not require a lot of parking. Ms. Garica Garcoe addressed the Commission. She stated she wanted to open the salon in the center. She stated she wanted places for small shops to operate. Ms. Pat Gee addressed the Commission in support of the request. She stated as a resident of Southwest Little Rock she was in support of the request. She stated the property had been vacant for a number of years and felt the development was appropriate for the site. Mr. Laha stated the area property owners had indicated they were in support of the request. He stated he felt this was a good place for this development. April 23, 2015 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-9023 9 There was a general discussion of the Commission concerning the parking and the land use in the area. It was noted the zoning pattern in the area was office. Commissioner Latture stated he had driven the area and he stated he felt this development did not fit the neighborhood. A motion was made to approve the request including all staff recommendations and comments except that of denial. The motion failed by a vote of 1 ayes, 9 noes and 1 absent. DATE -4--A 2s i-cx >— PLANNING COMMISSION VOTE RECORD CoN Sf. iv .I A G-ix V MEMBER L- -3 � l / la- 1 -3 b BELT, JENNIFER MARTINEZ BERRY, CRAIG BROCK, TOM BUBBUS, ALAN ■��oeo ©moo ®�������� p BYNUM, BUELAH COX, KEITH DILLON, JANET FINNEY, REBECCA 11044141 a HAMILTON, SCOTT . ... LATTURE, PAUL MAY, BILL B. IN" V- ` "' AYE " NAYE Ak ABSENT &ABSTAIN RECUSE Meeting Adjourned :) :.-,- P.M. BELT, JENNIFER MARTINEZ !BERRY, CRAIG ::: .. ■��oeo ©moo ®�������� 11044141 a . ... IN" V- ` "' AYE " NAYE Ak ABSENT &ABSTAIN RECUSE Meeting Adjourned :) :.-,- P.M. April 23, 2015 There being no further business before the Commission, the meeting was adjourned at 7:52 p.m. Date Chairma