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pc_07 16 2015sub LITTLE ROCK PLANNING COMMISSION SUBDIVISION HEARING SUMMARY AND MINUTE RECORD JULY 16, 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 June 4, 2015 Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION SUBDIVISION AGENDA JULY 16, 2015 OLD BUSINESS: Item Number: File Number: Title: A. Z-7500-E Cantrell West Reestablishment and Revised Long-form PCD, located in the 14600 Block of Cantrell Road. B. S-1747 Kaylin Heights Preliminary Plat, located South of Kaylin Drive and North of West Markham Street. C. Z-4336-PP Ronald McDonald House Zoning Site Plan Review, located on Martin Luther King Jr. Drive between 10th and 11 th Streets. D. Z-9020 Hometown Tax Service Short-form PD-O, located at 3008 West 12th Street. E. Z-5649-E Davis Short-form PD-C, located at 10915 Stagecoach Road. F. Z-5661-B Ballard Short-form PD-R, located at 2016 North Van Buren Street. G. Z-9041 The Trails Long-form PD-R, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. H. Z-9042 The Trails Conditional Use Permit, located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road. I. Z-6532-G Lot 2 Chenal Heights Addition Long-form PD-R, located East of Chenal Valley Drive, South of Chenal Heights Circle. Agenda, Page Two NEW BUSINESS: I. PRELIMINARY PLAT: Item Number: File Number: Title: 1. S-1665-E Wildwood Ridge Phase 3 Preliminary Plat, located on the East side of Gordon Road just South of Chenal Valley Drive. 2. S-1753 Belle Pointe View Estates Preliminary Plat, located on the West end of Belle Pointe Drive. II. SITE PLAN REVIEW: Item Number: File Number: Title: 3. S-1585-A LM Wind Power Subdivision Site Plan Review, located at 8000 Frazier Pike Road. 4. S-1751 Tac Air Subdivision Site Plan Review, located at 2401 Crisp Drive. 5. S-1752 Little Rock Quarries Subdivision Site Plan Review, located at 16620 Lawson Road. 6. Z-5510-P Lawson Road Office-Warehouse Zoning Site Plan Review, located in the 15400 Block of Lawson Road. 7. Z-5936-L Regions Bank at the Promenade at Chenal Zoning Site Plan Review, located at 7615 Chenal Parkway. III. PLANNED DEVELOPMENTS: Item Number: File Number: Title: 8. Z-1605-A Baseline Plaza Short-form PCD, located at 7700 Baseline Road. 9. Z-3371-ZZ Baptist Health College PCD Revocation and Rezoning, located at 11900 Colonel Glenn Road. Agenda, Page Three III. PLANNED DEVELOPMENTS: (CONTINUED) Item Number: File Number: Title: 10. Z-6219-F Bella Rosa Drive Revised Long-form PCD, located at 16101 Cantrell Road. 11. Z-6610-A Fitness for Life Short-form PD-O, located at 9414 Colonel Glenn Road. 12. Z-6238-A Bowman Road Retail Development Short-form PCD, located at 1400 and 1404 South Bowman Road. 13. Z-8009-A ALR Ark Properties LLC Short-form PD-I, located at 5000 South Shackleford Road. 14. Z-8646-A Van Short-form PD-R, located North of 13 th Street between Park and Dennison Streets. 15. Z-9047 Windermere Corner Shopping Center Short-form PCD, located at 5412 Baseline Road. 16. Z-9048 719 North Spruce Street Short-form PD-C, located at 719 North Spruce Street. 17. Z-8117-B 15924 Cantrell Road PD-O Time Extension, located at 15924 Cantrell Road. 18. Z-8101-C Bishop Street Short-form PCD Time Extension, located on the Northwest corner of Daisy L. Gatson Bates Drive and Martin Luther King Jr. Drive. July 16, 2015 ITEM NO.: A 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: 10.94 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 VARIANCE/WAIVERS: None requested. BACKGROUND: A request was withdrawn by the applicant prior to the October 16, 2003, Planning Commission Public Hearing. The applicant proposed the development of a smaller portion of this site with an office/warehouse building and mini-warehouse units. Ordinance No. 19,151 adopted by the Little Rock Board of Directors on June 8, 2004, established Pinnacle Station Long-form PCD. The approval included the development of a 23,200 square foot commercial/office building along Cantrell Road and 52,916 square feet of office/warehouse space in the rear contained in two (2) buildings. The approval allowed the placement of eighty-eight (88) parking spaces to serve the July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 2 commercial/office building and one hundred eighty-nine (189) parking spaces to serve the office/warehouse buildings in the rear. Ordinance No. 19,377 revised a previously approved PCD for the Pinnacle Station adopted by the Board of Directors on August 16, 2005. A single building totaling 25,941 square feet along with 117 parking spaces was approved for the development of the rear portion of Pinnacle Station. The approved plan allowed a fifteen foot building setback along the western property line and landscaping was to be placed in a ten foot utility easement. The site plan indicated a rear yard setback of 40 feet, consistent with ordinance standards for the Highway 10 Design Overlay District. The applicant indicated the days and hours of operation are from 7 am to 10 pm seven (7) days per week. The front building remained as previously approved. An application was submitted and withdrawn prior to Planning Commission action on March 3, 2005. The proposal included the development of 24.37 acres with 276,234 square feet of retail space constructed in three (3) phases. A total of 1,179 parking spaces were proposed. The proposal allowed the development of the area behind Pinnacle Station and included access to the Pinnacle Creek development (located behind Wal-greens and Buffalo Wild Wings) by sharing a 60-foot access and utility easement. The center was proposed with C-3, General Commercial District uses as allowable uses for the site. The hours of operation were proposed from 8:30 am to 10:00 pm seven days per week. An application was submitted and withdrawn prior to Planning Commission action on September 14, 2006. The request included the construction of 275,000 square feet of office, office/warehouse space and the allowance of C-3, General Commercial District uses as allowable uses. Access to the development was proposed as before, through the Pinnacle Creek access easement shared between Pinnacle Creek, Buffalo Wild Wings and Wal-greens. An application was submitted and withdrawn prior to Planning Commission action on February 14, 2008. The request was to allow a revision to two (2) previously approved PCD’s, Pinnacle Creek PCD (the western portion of the development site) and Pinnacle Station PCD (the eastern portion of the development site) and the rezoning of an area zoned R-2, Single-family located north of Pinnacle Station to PCD to allow the development of a retail center and allow driveway access from Pinnacle Creek to the intersection with Taylor Loop Road. The total land area is 21.98 acres and the total building area proposed is 235,703 square feet with 1,089 parking spaces. Construction of the retail center was proposed in three (3) phases. The hours of operation for the development were from 8:30 am to 10:00 pm seven days per week. No development has occurred on the rear portion of the site. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property is located north of Cantrell Road at the intersection of Cantrell Road and Taylor Loop. More specifically the site is located at the end of the private drive between Buffalo Wild Wings and Walgreen’s. The site is made up of several properties. There are two parcels located north of the two (2) shopping centers. One property contains 5.98 acres and is currently zoned PCD and there is a 4.96 acre parcel currently zoned R-2, Single-family. Within this area the applicant is proposing to develop the area with three (3) buildings with shared access and parking. Access to the site is from the shared access easement which extends from Pinnacle Creek which accesses the traffic light at Taylor Loop Road. Pinnacle Station contains a little over two (2) acres and is developed with a strip retail center. The applicant is proposing to amend the previously approved PCD to remove the previously approved buildings from the rear portion of the development. Pinnacle Creek contains 2.1 acres and is also developed with a strip retail center. The applicant is proposing to amend the previously approved PCD to eliminate the northern land use buffer. Building 1 and possibly Building 2 will be constructed in the first phase. Building 1 will be ½ office and ½ office/warehouse and contain 99,650 square feet. Building 2 is proposed containing 25,000 square feet. The building is proposed two stories in height and is proposed with office on the second floor and retail utilizing C-3, General Commercial District uses as allowable uses on the ground floor. Building 3 will contain 20,000 square feet and is proposed with office uses only. Building 3 is located within the floodway. The applicant states a CLOMR will be required prior to placing any fill in the floodway and beginning construction of Building 3. The site will provide an all-weather emergency access connecting the new development with the Pinnacle Station retail center. Detention will be provided by means of underground storage. B. EXISTING CONDITIONS: A portion of the site proposed for new development has been cleared and a large creek runs along the northern boundary. The western portion is zoned single- family and is wooded. To the south, adjacent to Cantrell Road, is a restaurant, Buffalo Wild Wings, and Wal-greens. A convenience store with gas pumps is currently under construction at the southeast corner of Cantrell and Taylor Loop Road. North of the creek there are single-family homes accessed by Pinnacle Valley Road. West of the R-2, Single-family zoned property is a single-family subdivision which recently received preliminary plat approval. There are office July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 4 and commercial uses located along Cantrell Road in this area. There is also a small church located on the south side of Cantrell 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 Pinnacle Valley Neighborhood Association, the Tulley Cove Neighborhood Association, the Westbury Neighborhood Association and the Westchester Heatherbrae Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. The access to the property should be provided by a shared access easements. The access easements should be constructed to minor commercial street standards (31 feet wide) with sidewalks. On the east shared access easement, the width should be 36 feet from the existing building to Cantrell Road. 3. With additional vehicle proposed to access the subject property from 14524 Cantrell Road the existing driveway should align with Jerry Drive. The existing alignment causes conflicting left turns that creates unsafe conditions. 4. The existing fill has been illegally placed on the subject property. The fill in the floodway must be removed and fill in the floodplain regarded to positively drain and erosion controls installed along with all disturbed areas seeded prior to Planning Commission action. 5. 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 the project proposed to be phased? Is a variance requested for the grading of future phases with construction of Phase 1? Provide a phasing plan or show area to be advanced graded with Phase 1. 6. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision and no rise certification approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 5 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 9. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 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. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 12. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 13. 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. 14. A right turn lane should be constructed on Cantrell Road for the east driveway and the taper extend to the adjacent property's driveway. (50-feet stack and 100-feet of taper. 15. The proposed access easement cannot be used to back vehicles. All parking spaces adjacent to the access easement must be removed. The easements should be constructed to minor commercial street standard of 31 foot with sidewalks. 16. A minimum undisturbed strip 25 foot 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. 17. The subject property is located within the floodplain. 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. 18. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the project. Sewer main relocation required to construction the project as shown. Contact Little Rock Wastewater Utility for additional information. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 6 Entergy: Entergy does not object to this proposal. A 3 phase power line exists on Pinnacle Valley Road to the east and from one or 2 locations on the south side of the property. 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. 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. 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 7 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Contact Central Arkansas Water if additional fire protection or metered water service is required. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 9. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 10. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 11. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 8 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. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 9 D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 10 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 #25. This location is currently in CATA’s long range planning for future Express Bus Service. 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, especially access to jobs. Transit is a primary source of affordable rides to work. 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 Pinnacle Planning District. The Land Use Plan shows Transition (T) for this property. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi- family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The applicant has applied for a rezoning from PCD (Planned Commercial District) and R-2 (Single Family District) to PCD (Planned Commercial District) to allow for of an office-warehouse and commercial development on this site. Master Street Plan: Cantrell Road is shown as 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 Cantrell Road since it is a Principal Arterial. This street may require dedication of July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 11 right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or an easement is recommended. Ten-foot paths are recommended where the path is not along a street, with an additional four-feet to allow for pedestrian use as well. 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 north, east and west zoned R-2, Single-family. The average width of the lot is approximately eight hundred and thirty (830) feet. A fifty (50) buffer will be required in this area. 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. 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. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). 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. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 12 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: (April 1, 2015) Mr. Frank Riggins was present representing the request. Staff presented an overview of the item stating there were additional items needed to complete the review process. Staff stated the two (2) PCD’s located between the proposed development area and Cantrell Road would need to be revised with the current application request. Staff stated the western PCD had developed and the northern land use buffer had been removed. Staff stated the original approval of the eastern PCD contained a large portion of the land area contained in the current request. Staff stated the previous development plan approved allow three (3) buildings of office and office warehouse uses. Staff noted the site plan as currently submitted included connecting the western PCD to this new development area. Public Works comments were addressed. Staff stated the existing fill located within the floodway was to be removed prior to the Commission hearing the request. Staff stated the fill could be placed within the floodplain and regraded and seeded. Staff stated the existing driveway on Cantrell Road should be relocated to align with Jerry Drive. Staff stated prior to any grading activities the applicant was required to seek approval of a grading permit. Staff stated parking spaces could not back into the proposed access easement and the drive isles should be redesigned and constructed to a minor commercial street standard. Landscaping comments were addressed. Staff stated the perimeter buffers should be no less than 50-feet. Staff stated a minimum of eight (8) percent of the paved area should be landscaped. Staff stated the parking lot islands were to be a minimum of 300 square feet in area. Staff stated a land use buffer was required along the sites eastern, northern and western 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 April 1, 2015, Subdivision Committee meeting. The revised plan has removed access from the Pinnacle Station Shopping center to the new development area. An emergency all-weather access will be provided from the July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 13 Pinnacle Station Shopping center to the new development site. All access to the new construction is proposed via a 60-foot access easement which extends between Wal-greens and Buffalo Wild Wings to the north from a traffic signal at Taylor Loop Road. There are two (2) parcels located north of the Pinnacle Creek Shopping Center and the Pinnacle Station Shopping Center proposed for development. The area proposed for the new construction contains a property currently zoned PCD (5.98 acres) and a 4.96 acre parcel currently zoned R-2, Single-family. On the portion of the property zoned PCD the applicant has placed a large amount of fill material within the floodway. Staff has requested the applicant remove the fill and reseed the area for stabilization. Based on the recent rains the applicant has been unable to remove the fill from the floodway. Staff originally stated the Commission could not hear the request until the fill material was removed. Based on the weather staff is now willing to allow the item to be heard by the Commission but not allowing the item to be heard by the Board of Directors until the fill material is removed from the floodway and the area is reseeded and stabilized. The applicant is proposing to develop the area with three (3) buildings with shared access and parking. Building 1 and possibly Building 2 will be constructed in the first phase. Building 1 will be ½ office and ½ office/warehouse and contain 99,650 square feet. Building 2 is proposed containing 25,000 square feet. The building is proposed two stories in height and is proposed with office on the second floor and retail utilizing C-3, General Commercial District uses as allowable uses on the ground floor. Building 3 will contain 20,000 square feet and is proposed with office uses only. Building 3 is located within the floodway. The applicant states a CLOMR will be required prior to placing any fill in the floodway and beginning construction of Building 3. The site plan indicates the placement of a 20-foot access easement to provide access to a proposed single-family subdivision to the west. Also located in this area is a 41-foot wide land use buffer. The site plan indicates a modular block retaining wall will be constructed on this property line. The note states the north 400 feet of the wall will face west. The wall will be 10-feet tall at the highest point. The south 150-feet will be 6-feet tall. The wall will be placed at the edge of the paving. Due to the elevation change between the parking and the single-family subdivision to the west staff feels a screening fence should be placed at the top of the wall in addition to the 41-foot land use buffer required. The northern land use buffer will include landscaping. A vegetative screen will be planted along the north edge of the paved area in lieu of a fence and landscaping on the property line since the majority of the area lies in the stream channel. Existing natural vegetation in the floodway will be preserved along the north boundary where no work is proposed. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 14 The site is proposing access via a 60-foot access easement extending from Cantrell Road and constructed to serve the three (3) existing parcels as they have developed. The access easement has not been constructed as a commercial access easement and has not limited access from the adjacent business parking lots. There are currently parking spaces which back-out into the access easement which creates an unsafe traffic movement. Staff is not supportive of allowing access to the new development area as presently proposed. Staff feels if access to the new development is allowed as proposed, the existing parking lots should be reconfigured to limit the number of curb cuts and create a drive as typically required to serve commercial developments. The land use buffer for Pinnacle Creek was removed and paving is located to the property line. There is a large portion of this area which abuts R-2, Single-family zoning and is proposed as a single-family subdivision. Staff feels the paving should be removed and the proper buffering be put back in place. The applicant has indicated the business hours are from 7 am to 7 pm seven (7) days per week. The applicant has indicated some events may occur which will extend the hours beyond the 7 pm closing. The applicant has not specified just what these events might consist of. The dumpster service hours are proposed from 7 am to 6 pm Monday through Friday. The applicant has indicated signage will comply with the signage typically allowed in commercial development. Signage will be placed on the front facades of the buildings fronting into the parking lot. A single ground sign will be located at the entrance to the development from the access easement. The sign will comply with signage allowed in the Highway 10 DOD. Staff is not supportive of the applicant’s request. The previous approval allowed for the development to consist additional office/warehouse within a portion of the site proposed for development. The square footages were limited to one third the size of the development currently proposed. In addition the previous approval did not allow commercial uses within this portion of the development which allowed a transition between the commercial uses located along Cantrell Road and the single-family homes located to the north. Staff has concerns with the applicant’s proposed access to the site. The site plan indicates access to the development via an access easement which was not constructed in the typical manner as a commercial street or access easement. In addition staff has concerns with approving the request to amend the PCD zoning for the Pinnacle Creek PCD to eliminate the northern land use buffer. The area to the north was recently approved for a single-family subdivision. Staff feels the proper buffering should be put in place to protect the new homes currently proposed. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 15 I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated June 1, 2015, requesting deferral of this item to the Commission’s July 16, 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. The chair entertained a motion for approval of the Commission’s by-laws with regard to the late deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: There have been minor modifications to the site plan since the previous staff write-up and recommendation. The applicant has provided easement documents approving an access easement with the property owner to the west which allows a secondary access into a proposed single-family subdivision, whose primary access is from Pinnacle Valley Road. The applicant has also indicated the adjacent property owner will provide a permanent easement for the applicant’s use for buffering of the Pinnacle Station shopping center, which was previously removed, and the proposed single-family subdivision to the north. The applicant has indicated the existing parking configuration for Pinnacle Station will not change. The parking spaces located along the access drive will be designated as employee parking and will continue to back into the access driveway. The applicant has provided public works staff with a traffic analysis. Staff is continuing to review the analysis and will provide the findings of the traffic analysis to the Commission at the public hearing. Staff continues to not support the applicant’s proposal for rezoning of the northern area to PCD. The applicant is proposing to develop the area with commercial activities. The area is identified on the City’s Future Land Use Plan as Residential Low. The area of the previous approval which allowed the development of office and office warehouse is identified as Transition. The applicant is proposing removal of the northern land use July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 16 buffer adjacent to the creek. Staff feels based on the current zoning and the development pattern along the north side of the creek the land use buffer should be maintained to protect the existing and future residential uses in the area. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Staff stated the development as proposed was too intense and contained commercial uses which they felt was not appropriate for the site. Staff stated the development was proposed to be served by a substandard driveway. Public Works staff stated the applicant had submitted a traffic analysis which indicated the access and the intersection of the driveway with Cantrell Road with a level of service F. Staff stated there were 38,000 vehicles per day at the intersection of Cantrell Road and Taylor Loop Road. Staff stated there were 14,000 vehicles per day accessing the intersection from Taylor Loop Road. Staff stated the traffic analysis indicated there would be 200 second delays. Staff stated there would be significant stacking along the driveway trying to exit the site. Staff stated the site plan indicated construction of a building within the designated floodway. Staff stated the applicant could seek a request to revise the floodway but they felt approving a building in the floodway without the map revision was premature. Mr. John Reese addressed the Commission on the merits of the request. He stated the previous approval allowed for development behind his existing shopping center. He stated he purchased this property to allow his development to access the traffic signal at Taylor Loop Road. He stated safety was a concern and felt allowing his existing development to access the traffic signal and allow the shopping center where Fuller and Sons was located a driveway into this development which would then allow the development to access the traffic signal would allow for less congestion and allow for safer traffic movements. He stated the only retail he would be seeking would be low volume traffic generators. He stated he did not feel the area would develop as single-family due to the proximity of the commercial activity along Cantrell Road. Mr. Randy Talbert of Peters and Associates addressed the Commission. He stated his firm had prepared a traffic analysis for this site. He stated there was a delay at the intersection but the overall delay was 100 seconds. He stated the current center generated little traffic. He stated the driveway was constructed to commercial street standard with 31-feet to 36-feet of pavement. He stated the traffic at the intersection was traveling along Cantrell Road or was traveling to the south of Cantrell Road on Taylor Loop Road. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 17 Mr. Frank Riggins of Crafton Tull and Associates addressed the Commission concerning the site development. He stated the site contained 10.5 acres and was proposed with 130,000 square of office and office warehouse space with a small portion of the space designated for commercial use. He stated the second phase included the building located in the floodway which would not be developed until a letter of map revision was approved by FEMA. He stated the development was providing buffering and screening to the proposed single-family subdivision to the west. He stated the area to the north was adequately buffered by the creek. He stated detention would be provided by underground storage. Ms. Vada Reynolds with the Coldwell Banker Commercial addressed the Commission in opposition of the request. She stated her company managed the property for the Brandon Family or the Fuller and Sons shopping center. She stated the site plan Mr. Reese was presenting indicated access from their property into his development. She stated no one had contacted her client concerning the proposed access. She stated her owner was also concerned with the use of the driveway and the future impact on her owner’s property with the increase in traffic. She stated the driveway for their shopping center was located 25-feet from the traffic light. She stated additional traffic in the area would make it more difficult for customers of her shopping center to enter and leave the site. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the time delay at the traffic light would be one (1) to three (3) minutes depending on which traffic engineer you chose to consider. She stated buffering was important to protect the residential uses to the north. She stated vegetation was better than a wood fence. She stated vegetation blocked the sound from nearby commercial uses and streets. She stated there was a concern with filling in the floodway. She stated the water did not go away. She stated the water was just rerouted. She requested the Commission deny the request. Mr. Reese addressed the Commission stating he had not contacted the property owner concerning access but he had talked with the tenants of the center. He stated the tenants were requesting he allow access to allow their customers safe access to the traffic light. He stated this area was dangerous from 4 pm to 6 pm. He stated the property owner to the west was in full support of the development. He stated his development was providing a secondary access to the proposed subdivision which was needed to allow the new subdivision and the new homes to develop. He stated the traffic on the north side of Cantrell Road was one-tenth the traffic on the south side of Cantrell Road. He stated his development was for office and office warehouse which generated little traffic. He stated the area was low and would require three (3) to five (5) feet of fill to allow the development to occur. He stated his development would have no impact on the area. July 16, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7500-E 18 There was a general discussion by the Commission concerning the site plan, access and traffic. Commissioner Cox stated his home was located in this area and he traveled Cantrell Road several times per day. He stated traffic would back up from Taylor Loop Road back to Kroger to the east in both the morning and afternoon rush. He stated there was a safety concern with cars entering and leaving both Mr. Reese’s development and the center with Fuller and Sons. He questioned if these two (2) developments could be restricted to right turn out only driveway entrances and allow the left turn entrance from the new proposed access. Staff stated the only counts in the applicant’s traffic analysis were related to his development. Staff stated the applicant was proposing to increase the trips by allowing multiple accesses to the existing driveway and through the proposed shopping center for the existing commercial and future commercial uses. Staff stated the traffic analysis indicated a level of service F for the volume proposed with Mr. Reese’s proposed development. Staff stated increasing the number of vehicles taking access would only increase the delay time at the intersection of Cantrell Road and Taylor Loop Road. Staff stated this would in turn cause adjustments to be made to the traffic signal on Cantrell Road in this area which would further cause congestion in the area. There was a general discussion by the Commission concerning the floodway and the approval of a site plan which included a building in the floodway. Staff stated they felt this approval was premature. Staff stated there was a process for approval of a map revision to remove the area from the floodway but no new construction would be allowed in the floodway. A motion was made to approve the request including all staff recommendation and comments except that of denial. The motion failed by a vote of 1 aye, 10 noes and 0 absent. July 16, 2015 ITEM NO.: B FILE NO.: S-1747 NAME: Kaylin Heights Preliminary Plat LOCATION: Located South of Kaylin Drive and North of West Markham Street DEVELOPER: Dwellings, Inc. Attn. Chris Milligan 2224 Cantrell Road Little Rock, AR 72202 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 2.97 acres NUMBER OF LOTS: 13 lots & 3 tracts FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.04 VARIANCE/WAIVERS: None requested. BACKGROUND: On July 29, 1980, the Little Rock Planning Commission denied a request to rezone the site from R-2, Single-family to MF-12 to allow the development of 5.9 acres with 60 to 70 units of multi-family housing as an expansion of Plantation House Apartments. On May 15, 2014, the Little Rock Planning Commission denied a request to allow the development of a portion of this property with 18 units of attached single-family housing. The development was proposed with six (6) triplex buildings with each unit having a platted lot. July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting subdivision preliminary plat approval for an infill lot in the Nob Hill Neighborhood off of Kaylin Drive north of West Markham Street. The current zoning of the property is R-2, Single-family and the request is to develop the area for zero lot line homes, with an average lot square footage of 6,404 square feet, all while maintaining the R-2, Single-family zoning classification. The proposal is to allow the development of the lots consistent with the development criteria established in Section 31-234 of the Little Rock Code of Ordinances. The lots will be accessed utilizing a private street as specified in Section 31-207 of the Little Rock Code of Ordinances. B. EXISTING CONDITIONS: The property is located on the north side of West Markham near the intersection of Rodney Parham Road. To the west of the site is an apartment development accessed from West Markham Street, north and east of the site are single-family homes. Across West Markham Street is an elementary school and a US Post Office. There is an undeveloped tract zoned R-4 located to the south of this site owned by the Little Rock School District C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls from area residents. All abutting property owners along with the Wingate Property Owners Association and the Briarwood 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 street improvements to the street with the planned development. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) 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 to advance grade the lots with construction of the street? July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 3 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 with estimated flows and capacities. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. 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. 7. West Markham 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. 8. Sight distance at Markham Street is limited if future access is desired. 9. The existing curb cut on Markham Street should be replaced with curb and gutter. 10. The minimum Finish Floor elevation is required to be shown on plat and grading plans. The elevation should be set by the engineer based on historical high water marks and expected flows. 11. 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. 12. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 South Broadway, (501) 379-1805 (Travis Herbner) for more information. 13. 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. 14. Since the street is proposed to be 24-feet in width, show on the plat the area of street where parking will be restricted to one side. 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. A minimum undisturbed strip 25-feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 4 17. Street names and street naming conventions must be approved by Public Works. Kaylin Circle is not a circular configuration and another suffix should be provided. Contact Glenn Haley at 501.371.4537. 18. Provide an explanation on how gated access functions. 19. The turnaround should be provided for a SU-30 vehicle with curb radiuses at street intersections that do not extend beyond the property line. Provide a drawing showing the vehicle turning movements. 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 single phase power line exists on both sides of the proposed development feeding existing customers on either side. These power lines and associated easements will need to remain in place for this reason. Service to the proposed lots may best be accomplished from the front lot lines along the new street. Contact Entergy in advance regarding future service requirements and additional 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 5 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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 July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 6 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 al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment CATA: Directly on bus routes #5, #8 and #9. F. ISSUES/TECHNICAL/DESIGN: Building Code: No Comment Planning Division: No comment. Landscape: No comment. July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 7 G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The developers were present representing the request. Staff presented an overview of the item stating the request was for preliminary plat approval for a zero lot line single-family subdivision. Staff stated the development was proposed with 13 homes and three (3) tracts. Staff stated per the Subdivision Ordinance requirements the plat indicated the buildable areas. Staff stated the streets were proposed as private streets. Staff stated the Bill of Assurance for the subdivision was required to provide for maintenance of the common areas and the streets. Public Works comments were addressed. Staff stated a grading permit was required prior to any clearing or grading activities on the site. Staff stated alteration of the water course would require approval of the US Corp of Engineers prior to the start of work. Staff requested the applicant to provide information concerning the access to the site and how access would function. Staff also stated turnaround should be provided for a SU 30 vehicle with curb radiuses at street intersection that do not extend beyond the property line. Staff requested a drawing showing the vehicle turning movements. 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 preliminary plat to staff addressing the issues raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided information concerning access to the site. The applicant has provided public works staff with the curb radiuses at the street intersection for various vehicle size movement. The request is for preliminary plat approval for a zero lot line single-family development developed utilizing the development standards established per the current zoning of the property which is R-2, Single-family. The average lot square footage is proposed with 6,404 square feet. The minimum lot size is 4,266 square feet. The development is proposed as a gated subdivision developed with private streets. Section 31-207 allows residential development to develop utilizing private streets if approved by the Planning Commission. July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 8 Section 31-2 of the Little Rock Code of Ordinances defines a zero lot line development; Zero-lot-line development means a residential development concept eliminating the normal side yard requirement on one (1) side of a lot and providing for more usable open space for the other side yard. Final plats involving this concept shall reflect a buildable area on each lot so as to provide for proper placement of the units and assure that no lot will be adversely affected by placement of adjoining units. The applicant has provided the site plan which indicates the zero lot line and indicated the sites buildable area. The plat includes a five (5) foot side yard setback on the side which is not the zero lot line side of the building. Section 31-234 of the Little Rock Code of Ordinances defines the items necessary for review of the development of zero lot line residential lots. The ordinance states submission of a plat creating a zero lot line development shall be accompanied by a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown of all sides of each lot for the purposes of delineating the maximum buildable area of each lot and specify the zero lot line yard. The applicant has provided the plat indicating the buildable area, labeled the buildable areas with platted building lines and provided a typical lot indicating the building footprint on the lot. Section 36-253(d)(4) provides for the lot area for R-2, Single-family zoned property. The ordinance states for purposes of zero-lot-line lots, the minimum lot width may be reduced to not less than thirty-five (35) feet. The lot area shall not be less than four thousand (4,000) square feet. The lots are indicated with a minimum lot width of 35-feet at the proposed building line and the minimum lot size is 4,268 square feet. The lots as proposed comply with the typical development standards per the R-2, Single-family zoning district. The applicant has indicated all signage will comply with the City ordinance related to subdivision identification signage. The maximum height allowed is six (6) feet and the maximum sign area allowed is 24 square feet. The applicant is not requesting a variance from the City’s Land Alteration Ordinance. No advanced grading will be completed at the time of installation of the street, water or sewer. The applicant has provided staff with a sketch grading and drainage plan which shows the stormwater flows from the site. Staff has also requested from the applicant the creek flows through the property and the estimated dimensions of the bridge proposed to allow staff to check and verify to flows through the site. The applicant has stated the creek continues through the apartment complex to July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 9 the west and adjacent to the carwash and then flows under West Markham Street. The box culvert opening is located at West Markham Street and is approximately 4 feet tall by 20 feet wide. The applicant stated the plan currently shows a corrugated plate bridge with an opening that exceeds the downstream box. Upon preliminary plat approval and before the project is moved into the design phase, the developer will work with FTN to determine the upstream flow to accurately size the bridge. Staff is continuing the review this information and is not prepared to make a recommendation on this item. I. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant submitted a request dated July 3, 2015, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated July 3, 2015, requesting withdrawal of this item, without prejudice. Staff stated they were supportive July 16, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-1747 10 of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: C FILE NO.: Z-4336-PP NAME: Ronald McDonald House Zoning Site Plan Review LOCATION: Located on Martin Luther King Jr. Drive between 10 th and 11 th Streets DEVELOPER: Ronald McDonald Charities 1009 Wolfe Street Little Rock, AR 72202 ARCHITECT: W D & D Attn. Richard Powell 400 West Capitol Avenue, Suite 1800 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: 1. A variance from Section 36-280(d) to allow an increase in building height (45-feet allowed, 58-feet proposed). 2. A variance from Section 35-280(e) to allow a decrease in the building setbacks along the eastern and western sides of the building (25-feet required, 20-feet on east and 22-feet on west proposed). 3. A variance from Sections 30-43 and 31-210 to allow the driveways located on West 10 th and West 11 th Streets nearer the intersection (less than 250-feet). 4. A variance from 36-501 to allow a reduced number of parking spaces (22 provided, 35 required). July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting zoning site plan review to allow the construction of a 35,340 square foot building located on Martin Luther King Jr. Drive between 10 th and 11 th Streets. The property is currently zoned O-2, Office and Institutional and is a paved parking lot. The main entry is proposed from 10 th Street with secondary access from 11 th Street. In keeping with Ronald McDonald House basic tenet of “a home away from home”, the 5-story building housing 32-families will be clad in lap and board-batten siding with gabled roof and painted bright primary colors to give a cheery, residential appearance. Some whimsical features will be added to the building-tree house structure with a slide, playgrounds, a 75-foot tall “Beacon of Hope”, tower and residential landscaping for a welcoming appearance to the families coming to the house during very stressful times in their lives. The request includes variances from typical ordinance development standards: a height variance for the building above the 45-foot maximum, reduced side yard setbacks on the east and west sides of the building, a variance to allow the driveways along West 10 th and 11 th Streets and a parking variance for a total of 22 new parking spaces mitigated by the available Arkansas Children’s Hospital shuttle service. B. EXISTING CONDITIONS: The site is located on the east side of Arkansas Children’s Hospital Campus (ACH). The site is currently a parking lot. North of the site are offices associated with ACH. Across Martin Luther King Jr. Drive is a vacant property zoned PCD which was approved for an office equipment rental store. Also across Martin Luther King Jr. Drive is a Subway restaurant. In the general area there is an elementary school, residential tower owned by the Housing Authority and State offices. 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 and the Central High Neighborhood Association were notified of the public hearing. July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 3 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 10th Street and Martin Luther King Jr. Drive. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 11th Street and Martin Luther King Jr. Drive. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Particular attention should be to the sidewalk along Martin Luther King Jr. Drive. 4. Handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan should be constructed at 11th Street and Martin Luther King Jr. Drive. 5. 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. 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 a commercial street is 250-feet from intersections and other driveways and 125-feet from the side property line. A variance must be requested for the proposed driveway location. The width of driveway must not exceed 36-feet. 7. 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. 8. 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 site. Entergy: Entergy does not object to this proposal. A three phase power line exists on the west side of Martin Luther King Jr. Drive but does not appear to conflict with the plans for the property. A three phase power line also exists on the north side of 10 th Street at this location. Contact Entergy in advance regarding future service requirements and additional facilities location(s). July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 4 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 regarding the size and location of water meter. 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. July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 5 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: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is located on CATA Bus Route #11, the Martin Luther King Jr. Drive Route. 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. 2. Trees and shrubs are required to be placed adjacent to street right-of-way. Plant material is to be provided at the rate of one (1) tree and three (3) shrubs for every 30-linear feet. Existing trees and vegetation can be used to satisfy landscape requirements. 3. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 4. 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. July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 6 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. 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. 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: (May 13, 2015) Richard Powell of Wittenberg, Delony and Davidon Architects was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Powell provide the building elevations, the maximum building height and a note indicating the proposed setbacks. Staff also questioned if there would be kitchen facilities located within the new building. Public Works comments were addressed. Staff stated a radial dedication was required at the street intersections. Staff also stated a grading permit would be required prior to any land development. Staff stated a variance was required to allow the driveways as indicated on the site plan. Staff stated prior to construction an engineer’s certification of the retaining wall was required. Landscaping comments were addressed. Staff stated trees and shrubs were required adjacent to the street right of way. Staff stated building landscaping was required. Staff stated screening was required for the vehicular use area and any trash containment 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 and building elevations to staff addressing comments and questions raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the maximum building height and noted the proposed setbacks. The plan indicates there will be a kitchen and food preparation area with a pantry to serve the guest of the Ronald McDonald House. July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 7 The request is for zoning site plan review to allow the placement of a new building located on the Children’s Hospital Campus. The building is proposed containing 35,340 square feet and is located on Martin Luther King Jr. Drive between 10 th and 11 th Streets. The site is currently a paved parking lot. The building is proposed as a 5-story building housing 32-families. The building will be clad in lap and board-batten siding with gabled roof and painted bright primary colors to give a cheery, residential appearance. The building will include a tree house structure with a slide, playground area, a 75-foot tall “Beacon of Hope”, tower and residential landscaping. The O-2, Office and Institutional Zoning District. Section 36-280(d) establishes the building height for the O-2, Office and Institutional Zoning District. The ordinance allows a building height of 45-feet. The building height proposed is 58-feet. Additional height may be added to building provided additional setbacks are provided. The plan as presented has a variance to allow reduced building setbacks along the eastern and western sides of the building so to gain the additional height through setbacks is not an option. The applicant is seeking a variance to allow a building height of 58-feet. Section 36-156(c) states church steeples, chimneys or similar ornamental structures in excess of a height prescribed for the property according to the zoning classification shall be permitted to do so provided the structure does not exceed twice the height permitted in the classification. The tower element is proposed 75-feet in height. The height is consistent with the height allowed for architectural features. The request includes a variance to allow a reduced setback along the eastern and western sides of the building. The eastern side is proposed at 20-feet and the western side yard setback is proposed at 22-feet. The zoning district would typically require a 25-foot side yard setback. The request includes a variance from Sections 30-43 and 31-210 to allow the driveways located on West 10 th and West 11 th Streets nearer the intersection than the 250-feet than typically required. The drive on West 10 th Street appears to be 110-feet from the intersection and the drive on West 11 th Street appears to be 150-feet from the intersection. The applicant is seeking a variance to allow a reduction in the total number of parking spaces provided on the site. The site plan includes the placement of 22 on-site parking spaces. The development would typically be required to provide 35 parking spaces based on one (1) space per guest room and an additional ten (10) percent for guest and/or staff. July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 8 The applicant has indicated signage will comply with signage allowed in office zones. The site will contain monument signs at each of the intersections with Dr. Martin Luther King Jr. Drive. Building signage will be placed on the facades with public street frontage. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the site with the Ronald McDonald House as proposed by the applicant is appropriate. Although there are variances associated with the request staff does not feel the variances 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. Staff recommends approval of the following variance requests: 1. A variance from Section 36-280(d) to allow an increase in building height (45-feet allowed, 58-feet proposed). 2. A variance from Section 35-280(e) to allow a decrease in the building setbacks along the eastern and western sides of the building (25-feet required, 20-feet on east and 22-feet on west proposed). 3. A variance from Sections 30-43 and 31-210 to allow the driveways located on West 10 th and West 11 th Streets nearer the intersection (less than 250-feet). 4. A variance from 36-501 to allow a reduced number of parking spaces (22 provided, 35 required). PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission’s By-laws. Staff presented a recommendation of deferral of this item to the July 16, 2015, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. July 16, 2015 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: Z-4336-PP 9 STAFF UPDATE: The applicant has provided notices to the property owners within 200-feet as required by the Commission’s By-laws. 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: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had provided notice to the property owners within 200-feet as required by the Commission’s By-laws. 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 following variance requests: 1. A variance from Section 36-280(d) to allow an increase in building height (45-feet allowed, 58-feet proposed). 2. A variance from Section 35-280(e) to allow a decrease in the building setbacks along the eastern and western sides of the building (25-feet required, 20-feet on east and 22-feet on west proposed). 3. A variance from Sections 30-43 and 31-210 to allow the driveways located on West 10 th and West 11 th Streets nearer the intersection (less than 250-feet). 4. A variance from 36-501 to allow a reduced number of parking spaces (22 provided, 35 required). There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: D FILE NO.: Z-9020 NAME: Hometown Tax Service Short-form PD-O LOCATION: Located at 3008 West 12 th 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. July 16, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-9020 2 B. EXISTING CONDITIONS: This area of 12 th 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 12 th and Woodrow Streets. 12 th 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 12 th 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 12 th 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. July 16, 2015 SUBDIVISION ITEM NO.: D (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. July 16, 2015 SUBDIVISION ITEM NO.: D (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: 12 th 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 July 16, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-9020 5 pedestrians on 12 th 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: A Class II Bike Lanes are shown along 12 th 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. July 16, 2015 SUBDIVISION ITEM NO.: D (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. STAFF UPDATE: There has been no change to the application request since the previous public hearing. Staff continues to recommend denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. July 16, 2015 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-9020 7 STAFF UPDATE: The applicant has graveled the rear yard of this home and placed cross ties to contain the graveled area. The gravel has loosely covered the area proposed for parking and has not been compacted to keep the gravel from being tracked from the site to the adjacent alley. Although the applicant has attempted to address staff’s concerns related to parking for this non-residential activity staff does not feel the graveled parking area as currently presented is adequate. The City is currently developing a Low impact Development (LID) ordinance which will allow for the placement of pervious surfaces for parking such as gravel. The LID ordinance does not allow the placement of the pervious parking as installed by the applicant. The Zoning Ordinance states parking should be hard packed in a manner that does not result in the creation of dust, mud, silt or standing water. Staff does not support the applicant’s request to allow the graveled parking as currently installed. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant had met concerning the proposed parking area. Staff stated they and the applicant were continuing to work on staff’s concerns related to the proposed parking area. Staff presented a recommendation of deferral of the item to the August 27, 2015, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: E FILE NO.: Z-5649-E NAME: Davis Short-form PD-C LOCATION: Located at 10915 Stagecoach Road DEVELOPER: Arkansas Appliance and Air Conditioner 4600 Hoffman Road Little Rock, AR 72209 ENGINEER: McGetrick Engineering P.O. Box 30441 Little Rock, AR 72260 AREA: 9.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family with a CUP for a church ALLOWED USES: Single-family and Church PROPOSED ZONING: PD-C PROPOSED USE: Automobile Sales VARIANCE/WAIVERS: None requested. BACKGROUND: On September 18, 2003, the Commission approved a conditional use permit allowing for the phased development of this property for a church. Phase I was to consist of a single building and a paved driveway and 25 parking spaces. Phase II was to construct a second building and additional parking. The Phase I worship area was proposed to have seating for 100 persons. The Phase II seating capacity was not proposed. No additional activities such as private school or daycare was proposed. Approval was given to allow placement of a portable building in the site to be used as a construction office/storage building. The Commission approved a waiver of the screening requirement along the south perimeter of the site since it was adjacent to a large, undeveloped floodway. July 16, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-5649-E 2 On March 25, 2004, the Commission approved a revision to the previously approved conditional use permit. The church proposed to place a second 28’ x 64’ portable building on the site adjacent to the location of the proposed church building. The church requested to the use of the portable building as a church for a period up to seven (7) years. At the end of the seven (7) year period, the church proposed to have constructed the first phase building and the paved driveway and parking lot. Staff did not support the use of the portable building for seven (7) years but did provide a recommendation to allow the use of the portable building for thirty-six (36) months. The applicant was agreeable to limiting the use of the portable building to thirty-six (36) months and the Commission approved the request on their consent agenda. On January 29, 2015, the Little Rock Planning Commission withdrew from consideration a request to rezone the site from R-2, Single-family to PID to allow the construction of a single building containing 15,000 square feet with 2,000 square feet being used for the office area and 13,000 square feet being used for the manufacturing/shop area. All buildings have been removed. The 24 space parking lot is still in place. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The current request is a rezoning from R-2, Single-family to Planned Development Commercial, PD-C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. B. EXISTING CONDITIONS: The site is located on the south side of Stagecoach Road just north of the Fourche Creek. To the west is an office warehouse development containing a mix of office and office warehouse uses. To the north is a multi-family development, a cemetery and a property zoned PCD which contains a restaurant, carwash and mini-warehouse. East of the property is undeveloped R-2, Single-family zoned property. July 16, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-5649-E 3 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 Southwest Little Rock United for Progress and the Otter Creek Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline will be required. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction in the floodplain. 3. Show the proposed finish floor elevation of at least one (1) feet above the base flood elevation. 4. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. A single phase power line exists on the property which may need to be adjusted prior to the construction of the new building. Contact Entergy in advance regarding future service requirements and additional facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. July 16, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-5649-E 4 Central Arkansas Water: No objection. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. CATA: 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 Otter Creek Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) 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 applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for development of car sales on the site. Master Street Plan: Stagecoach 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 Stagecoach 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 Stagecoach 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. July 16, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-5649-E 5 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. 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. a. The property to the east and south is zoned R-2, therefore a minimum buffer will be required at six (6) percent of the average depth of the lot. The maximum dimension required shall be fifty (50) feet in all instances. 3. All vehicular use areas which were in existence prior to the effective date of this article 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: (May 13, 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 requested any details concerning the proposed screening and/or fencing to be located on the site. Staff also requested the days and hours of dumpster service and the days and hours of the business. Staff requested details concerning the proposed signage plan. Public Works comments were addressed. Staff questioned if the floodway would be dedicated to the City or be retained as an easement. Staff also stated floodway areas were to be shown as easements. Staff stated a 25-foot wide drainage and access easement was required adjacent to the floodway boundary. Landscaping comments were addressed. Staff stated a land use buffer was required adjacent to properties with dissimilar uses of a more restrictive nature. Staff stated the property to the south and east were zoned residentially and would require a land use buffer strip and screening. July 16, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-5649-E 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 to staff addressing most of the technical issues associated with the request raised at the May 13, 2015, Subdivision Committee meeting. The applicant has indicated screening will be provided per typical ordinance requirements either by the placement of an opaque screening fence or with dense evergreen plantings. The applicant has provided details of the proposed dumpster service hours and the hours of operation for the business. The applicant has also provided the proposed signage plan. The request is a rezoning from R-2, Single-family to Planned Development Commercial, PD-C, to allow the use of the site for automobile sales. The site plan indicates the placement of a 2,400 square foot building on the site and the placement of six (6) staff and twenty-four (24) display spaces in the first phase of the development. The buildings are proposed as single story buildings with a maximum building height of 18-feet. The second phase allows the construction of a 6,000 square foot building, the original building is to be removed, and allow the placement of fifteen (15) staff parking spaces and one hundred sixty (160) display spaces. There are four (4) employees proposed in the initial phase growing to eight (8) employees in the final phase. The hours of operation are from 8 am to 8 pm Monday through Saturday. Sunday hours are proposed from 1 pm to 6 pm. The dumpster service hours are from 7 am to 5 pm Monday through Friday. Signage is proposed consistent with signage allowed in commercial zones. The ground sign is proposed with a maximum height of 36-feet and 160 square feet in area. The building signage is proposed with a maximum sign area of ten (10) percent of the façade area abutting the public street. Staff is not supportive of the request. The site is indicated on the City’s Future Land Use Plan as Mixed Office Commercial (MOC). The MOC category provides for a mixture of office and commercial uses to occur and acceptable uses include office or a mix of office and commercial uses. The proposed use is allowed as a by right use in the C-4, Open Display Zoning District. Although there are mini- warehouse units located across Stagecoach Road, also typically a C-4, Open July 16, 2015 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-5649-E 7 Display District use, the units are located behind a retail center and/or other commercial uses. The property to the west has developed with an office warehouse development which in staff’s opinion is more in keeping with the Future Land Use Plan and the development pattern for this area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission’s policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 16, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 16, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 0 absent. STAFF UPDATE: There has been no change to this request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant had met concerning the proposed uses and redevelopment of the property. Staff stated the applicant had indicated the site plan and development of the property would be modified to try and address staff’s concerns related to the future use of the property. Staff presented a recommendation of deferral of the item to the August 27, 2015. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: F FILE NO.: Z-5661-B NAME: Ballard Short-form PD-R LOCATION: Located at 2016 North Van Buren Street DEVELOPER: Michael and Marsha Ballard 2412 North Fillmore Little Rock, AR 72207 SURVEYOR: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.082 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Single-family residential PROPOSED ZONING: Revised PD-R PROPOSED USE: Single-family residential VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a revision to the previously approved Planned Residential Development to allow the construction of a new single-family home on this existing lot. The current structure is a one-story single-family home located at 2016 North Van Buren Street. The applicant is proposing to raze the existing structure and construct a new home. The home is proposed as a one and one-half story structure containing 2,400 square feet with an attached two (2) car garage. The structure is approximately 61-feet wide and 32-feet deep and is proposed with a covered patio in the back of the home. July 16, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5661-B 2 The applicant is proposing to construct the home up to and no closer than 2-feet from the east property line (parallel to North Van Buren). The front of the home will face North Van Buren Street. The site plan indicates the placement of the home five (5) feet from both the north and south property lines in order to accommodate the home and the attached garage. The site plan indicates a four (4) foot rear yard setback adjacent to the covered patio. The site plan indicates the placement of an eight (8) foot privacy fence along the interior property lines surrounding the home. There is currently a six (6) foot privacy fence in place. The applicant has indicated the additional two (2) feet of fence height will provide additional privacy to the proposed outdoor living space within the rear yard area. The applicant is also requesting the abandonment of a portion of the existing right of way for North Van Buren Street. The street was platted with an 80-foot right of way with the original platting. The applicant is seeking to abandon 15-feet of the platted right of way, maintaining the area as an easement, leaving the right of way adjacent to this lot 25-feet from centerline as typically required per the master street plan for a residential street. The request for the right of way abandonment will allow the applicant to provide a 17-foot front yard setback although only 2-feet of the setback will be located outside the easement. B. EXISTING CONDITIONS: Cheers Restaurant and parking lot is located along the southern boundary of the site. With the exception of the commercial areas along Kavanaugh Boulevard, this area is predominately single-family homes. The right of way for North Van Buren Street was platted as an 80-foot right of way. Street improvements are in place. There is a sidewalk located along the front of this property. 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 Heights Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. Public Works does not support the right of way abandonment. July 16, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5661-B 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal as there does not appear to be a conflict with existing electrical facilities at this address. There is a three phase power line in front of the property along Van Buren Street and a three phase line extending along the southern border of the property as well. Contact Entergy in advance regarding future service requirements and additional facilities location(s). 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 not located on a dedicated CATA Bus Route. 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 Low Density (RL) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. The applicant has applied for a rezoning from PDR (Planned District Residential) to PDR (Planned District Residential) to allow for the construction of a single family home on this site. Master Street Plan: Van Buren 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 July 16, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5661-B 4 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. and Mrs. Ballard, the applicants, were present representing the request. Staff presented an overview of the item stating there are additional items necessary to complete the review process. Staff stated they were concerned with a front yard setback of two (2) feet as proposed. Staff stated one option would be to seek a right of way abandonment of fifteen (15) feet for North Van Buren Street. Staff stated the area would most likely be retained as an easement but if the right of way was abandoned this would allow a seventeen (17) foot front yard setback. Staff requested the applicant provide the maximum building height and the proposed construction materials for the new home. 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 issues raised at the May 13, 2015, Subdivision Committee meeting. The revised plan indicates a request for right of way abandonment for a portion of North Van Buren Street in addition to construction of a new home on the site. The applicant submitted a request for abandonment of fifteen (15) feet of right of way but retain the area as a utility and drainage easement to the various utility companies and public works. The street was platted with an 80-foot right of way with the original platting. The applicant is seeking to abandon 15-feet of the platted right of way, maintaining the area as an easement, leaving the right of way adjacent to this lot 25-feet from centerline as typically required per the master street plan for a residential street. All utility companies have agreed with the abandonment request provided the area be retained as a utility easement. Public Works staff is not agreeable to the abandonment request. Staff feels due to the proximity of this property to July 16, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5661-B 5 Kavanaugh Boulevard and being adjacent to the commercial activities on Kavanaugh Boulevard, the area should be retained as public right of way. The applicant is also requesting to allow a revision to the previously approved PD-R to allow the construction of a new single-family home on this existing lot. There is currently a home located on the lot. The applicant is proposing to raze the existing home and construct a new home on the lot. The home is proposed as a two-story structure containing 2,400 square feet with an attached two (2) car garage. The structure is approximately 65-feet wide and 32-feet deep and is proposed with a covered patio in the back of the home. Without the right of way abandonment, the site plan proposes to construct the new home at two (2) feet from the front, east property line or seventeen (17) feet from the new right of way line if the abandonment of Van Buren Street is approve. The site plan indicates the placement of the home five (5) feet from both the north and south property lines in order to accommodate the home and the attached garage. The site plan indicates a four (4) foot rear yard setback adjacent to the covered patio. The site plan indicates the placement of an eight (8) foot privacy fence along the interior property lines surrounding the home. There is currently a six (6) foot privacy fence in place. The applicant has indicated the additional two (2) feet of fence height will provide additional privacy to the proposed outdoor living space within the rear yard area. Staff is not supportive of the right of way abandonment request for this development therefore cannot support the request for the revision to the existing PD-R. Staff has concerns with allowing the home to develop within two (2) feet of the right of way should the redevelopment of the home occur without the right of way abandonment. With this limited setbacks cars exiting the garage would back into the right of way and have no maneuvering room on the lot. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating they and the applicant were requesting a deferral of the item to the July 16, 2015, public hearing to allow the applicant additional time to pursue a right of way abandonment for a portion of North Van Buren Street. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. July 16, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5661-B 6 PLANNING COMMISSION ACTION: (JULY 16, 2015) Mr. Mike and Ms. Marsha Ballard were present representing the request. Staff stated there were two items for consideration concerning the request. Staff stated the applicant was requesting a right of way abandonment for a portion of North Van Buren Street as well as a revision to the PD-R zoning to allow construction of a new home. Staff stated they were not supportive of the right of way abandonment therefore were not supportive of the requested revision to the PD-R. Mr. and Ms. Ballard stated they were residents of the Heights for 20 plus years. They stated the proposal was to construct a new home. They stated the home would be constructed for resale but they were proposing to build the home as if it were their own home. Mr. Ballard stated the right of way abandonment was necessary to allow the front of the home to be constructed with a proper setback from the street. Mr. Ballard provided the Commission with a number of homes in the area which had garages and similar setbacks as proposed. Mr. Ballard stated the existing home was too small and not structurally sound to allow the home to be renovated. He stated there would not be any additional encroachment into the neighboring property. Ms. Ballard stated the new construction would allow parking in the garage and in the driveway. She stated there would be no change in the traffic pattern in the area and the new home would not create any additional traffic in the area. Ms. Hannah Vogler addressed the Commission. She stated her parents had a home to the north of the site which was currently a rental property. She stated she was excited about the new construction. She stated her concern was the height of the new home and making sure the new home did not block the light from the back yard of their home. She stated the existing home had parking in the drive so the new home would be net zero on street parking. She stated she was not opposed to the new construction but did not want the new home to encroach into the existing homes light and air. Mr. Jim Pfeifer addressed the Commission in opposition of the request. He stated his concern was the overall integrity of the Heights neighborhood. He stated he was not saying this home was a treasure but the overall tendency of the Heights was to raze homes to allow construction of new and much larger homes. He stated the neighborhood was in jeopardy. He stated there were five (5) vacant lots this week from homes being removed. He stated the neighborhood was being destroyed by the area being chipped away. Ms. Ballard stated the new construction was a one and one-half story structure. She stated there was little change in the current setbacks and the proposed new home. Mr. Ballard stated the new construction would be of materials similar to the existing homes in the neighborhood. Mr. Ballard stated the maximum height would be 35-feet. He stated the roof pitch would allow for more light to the adjacent property. July 16, 2015 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-5661-B 7 There was a general discussion by the Commission concerning the proposed request. Commissioner Bubbus question the setbacks for the lot and the new construction. He questioned the setback of the home located to the north. Staff stated the home to the north was a side yard setback and not the front as proposed by the applicant. He stated there was very little difference between the existing homes side setback and the setback proposed for this home. The Commission questioned the location of the home in relation to the patio at Cheers. Mr. Ballard stated the new home would be located further away from the street than the patio at Cheers. Staff stated the patio at Cheer was constructed in the right of way with a franchise agreement. The Commission questioned the right of way and the need for the additional right of way in the area. The Commission questioned if zoning could be approved without the right of way abandonment. Staff stated if the Commission felt the setback as proposed without the abandonment was appropriate then the zoning could be approved without the right of way abandonment. A motion was made to approve the request for the right of way abandonment as proposed by the applicant. The motion failed by a vote of 1 aye, 10 noes and 0 absent. A motion was made to approve the requested revision to the PD-R as proposed by the applicant. The motion failed by a vote of 2 ayes, 9 noes and 0 absent. July 16, 2015 ITEM NO.: G FILE NO.: Z-9041 NAME: The Trails Long-form PD-R LOCATION: Located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road DEVELOPER: Wayne Richie 17200 Chenal Parkway, Suite 300 – 351 Little Rock, AR 72223 ENGINEER: Phillip Lewis Engineering 2701 Kavanaugh Boulevard, Suite 200 Little Rock, AR 72205 AREA: 154-acres NUMBER OF LOTS: 299 FT. NEW STREET: 13,820 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD-R PROPOSED USE: Single-family subdivision VARIANCE/WAIVERS: None requested. BACKGROUND: A preliminary plat to allow the development of 313.4 acres with 135-single-family lots was approved by the Planning Commission at their January 25, 2001, public hearing. The plan included variances to allow reduced standards of the boundary street improvements to Kanis Road, a variance from the maximum cul-de-sac length, a variance to allow an alternate pedestrian circulation system, a variance to allow double frontage lots and a variance to allow an increase in the maximum lot depth to width ratio. The development did not occur. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting approval of a Planned Residential Development (PD-R) to allow the development of a single-family subdivision located outside the City limits of the City of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The request includes 299 total residential lots with the smallest being 4,000 square feet “cottage” size lots. There are 74 “ridge” lots sized one-half acre and above. The 225 “cottage” lots are 4,000 square feet minimum up to 7,500 square feet. The subdivision is divided into six (6) phases of development. The subdivision will contain a bike lane along Ridge Trail between the two (2) subdivision entrances for a length of approximately 1 ¼ miles. This will allow bicyclis’st to divert from Kanis Road and enter the subdivision with a challenging ascent up the primary ridge in the subdivision and traverse along the ridge before descending down the other end of the ridge and back onto Kanis Road. The subdivision will contain five (5) internal greenways. These greenways provide internal natural areas that will allow the beauty and wildlife to be interwoven with the new housing area. The subdivision will contain internal walking trails located in the greenways throughout the entire subdivision. These trails will connect three (3) pavilions located in the greenways. The Trails Subdivision will include four (4) specific areas, the Ridge, the Summit, Nature View and Evening Shade. The subdivision will contain over 13,000 lineal feet of roads constructed with full curb and gutter with a five (5) foot wide sidewalk on at least one side of all roads. The roads/trails will be a minimum of 28-feet back to back on all roads with the exception of “Ridge Trail”. Ridge Trail will be constructed 33 feet back to back of curb to accommodate a 5 foot wide bike lane. Two (2) entrances/exits will be provided and connected to Kanis Road on the eastern and western extents of the subdivision. These entrances/exits will be constructed with 150 foot long and 15 foot wide widened portions adjacent to the edge of pavement along Kanis Road. These entrances have been located to provide safe ingress and egress for the subdivision. Site distance studies will be conducted and provided for review during the design process of the subdivision. Underground electrical service will be provided throughout the entire subdivision. Water will be provided via connections to Central Arkansas Water. Natural gas will be provided throughout the subdivision. Wastewater will be collected via a combination of gravity collection sewer and tight line forced mains and conveyed to a package treatment plant located south of the larger of two (2) proposed ponds. The plant will utilize the biological extended aeration principle of operation, a variation of the activated sludge process. The discharge of the plant will be released into the adjacent larger July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 3 pond. The flow from the spillway of the larger pond will ultimately discharge into Fletcher Creek to the west of the pond. Additionally the plant will be recessed below grade for aesthetics and noise control. The wastewater treatment plant will be designed, permitted and constructed in accordance with the requirements of the Arkansas Department of Environmental Quality (ADEQ). A large site stormwater pollution prevention plan will be developed for this site in accordance with the requirement of NPDES and ADEQ and submitted to ADEQ for review and approval prior to construction. The plan will be implemented and strictly adhered to throughout the entire life of the construction process and detention maintained permanently upon completion of the construction. The purpose of The Trails Subdivision is to provide a unique residential housing experience that blends the beauty of nature and wildlife with high quality homes. The smaller “cottage” lots are intended to form a sense of close neighborhood community in a beautiful setting. The walking trails provided throughout the greenways mixed integrally with the housing areas are intended to allow people “backdoor” access to the attributes of nature described above. The three (3) pavilions located in the greenways along the internal trails or just seeking a pleasant break with a view of nature. The bike lane provided along the beauty of the Ridge Trail will provide the bicycling community as well as a recreational bicycler a safe route off of Kanis Road. B. EXISTING CONDITIONS: The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences, including manufactured homes, on large lots along Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the property to the east. Property zoned AF, Agriculture and Forestry bounds the property’s southern boundary. 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 were notified of the public hearing. There is not an active City recognized neighborhood association located within this general area. 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. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 4 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road with the planned development. Kanis Road should be improved with pavement provided to 11 feet from centerline and a 4 foot gravel shoulder. At the proposed street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane. Paving should be provided for lane shifts and striping to meet AASHTO standards may extend beyond the property boundary 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and provided on both sides of the proposed street. The total street section would be 34 feet wide from back of curb to back of curb. The bike lanes should continue on Kanis Road east and west of the proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping and takes the place of the 4 foot gravel shoulder in these areas. 6. The provided typical road cross section is not accurate and widths are confusing. 7. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. 8. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain regulations and conditions. 9. 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. 10. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 11. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 5 12. 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. 13. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 14. 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. 15. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 16. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and grading plans. 17. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 18. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road intersection(s) comply with 2004 AASHTO Green Book standards. 19. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 20. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at 501.371.4537. The street names Ridge Trail, Sunset Trail, Fern Trail, and Summit Trail are duplicates. 21. The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes and splitter islands. Contact Nat Banihatti in Traffic Engineering at 501.379.1818 for additional information. 22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-about are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 501.379.1805 for additional info. 23. The accel and decel lanes on Kanis Road should not be constructed. 24. Emergency access should be provided for area of subdivisions with 30 for more homes and only one (1) access. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 6 25. Walnut Grove Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Per the Master Street Plan at the intersection of arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn lane for a length of 250 feet. The total width of dedication is 65 feet. 26. Per the Master Street Plan at arterial/arterial intersections, a 100 foot radial dedication of right-of-way is required at the intersection of Walnut Grove Road and Kanis Road. 27. Sidewalk should be installed along Summit Trail south of traffic circle. The sidewalk should be on the outside of the circle portion of Summit Trail. 28. The minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design Manual and 150 feet minimum horizontal radius at centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: Entergy does not object to this proposal. A single phase power line exists on the western side of the property, but nowhere else. Service to the proposed lots will be installed and provided along the front lot lines along the new streets. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this development will require extensive work to install facilities to the 299 proposed lots. 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 water main extension will be needed to provide water service to this property. 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 July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 7 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. 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. 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. 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). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 8 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. One- or Two-Family Residential Developments. There are going to be over 30 houses and code requires two separate access roads, need to connect the roads inside the housing development. 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. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 9 Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide Bill of Assurance. 2. Show State Plane coordinates for two corners. 3. Label index contour so contour interval can be determined. 4. Provide zoning for existing and adjacent parcels. 5. Lot size is smaller than 6,000 square feet allowed by Pulaski County Subdivision and Development Code. Show lot dimensions and bearings on all lots. 6. Show each lot size in acres and square feet. 7. Provide source of water. 8. Provide Arkansas Department of Health approval for wastewater treatment system. 9. Provide approval from the Volunteer Fire Department. 10. Provide profile for all streets. 11. Label all street centerlines. 12. Provide storm drainage plan. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 10 13. Provide effective FEMA flood panel number. 14. Provide Pulaski County preliminary certificate of approval, not final plat approval. 15. Street names in proposed subdivision are identical to several streets within the City of Little Rock corporate limits. Rename streets as needed to avoid conflicts. 16. Provide full set of construction plans for all streets once PD-R is approved by the City of Little Rock Board of Directors. 17. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code standards. 25-foot front and rear setback is required with an 8-foot side yard setback. 18. Provide SWPPP for Pulaski County review. 19. Pay $132.00 review fee. Additional Comments – 1. Provide water and wastewater design plans for Public Works review. 2. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. 3. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. 4. Large Lot #1 at east end of the subdivision should be labeled Lot 6 immediately to the west should be labeled Lot 7. 5. Provide turnarounds at maximum 9-foot intervals for all cul-de-sac streets. 6. Provide drainage easement as needed between lots. 7. Subject to approval of the PD-R zoning by the City of Little Rock, comments related to lot sizes and setbacks are not applicable. County Road and Bridge Comments - 1. Provide letter and engineering certification for each new intersection stating that intersection will have a safe sight distance and meet AASHTO sight distance requirements. Pulaski County is especially concerned with western Kanis Road intersection. Pulaski County and the City of Little Rock will inspect intersections at the time subgrade is complete. Pulaski County will not sign final plat if any of the intersections are unsafe. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 11 2. List panel number and floodway/floodplain designation on plat based on the July 6, 2015 maps. 3. Lots in floodplain will require floodplain development permitting through Pulaski County before any development occurs on the lots. Finish-Floor elevations should be left off of final plat for these lots. 4. Obtain road connection (driveway) permit from PCRB for Kanis Road connections after preliminary plat approval and before construction begins. 5. Provide traffic control and signage plan for all work affecting Kanis Road. Plan must meet all AHTD, MUTCD, and ATSSA specifications and certified by the engineer. 6. Provide traffic study to determine if traffic light and/or turn lane is needed on Kanis Road. Intersection design must be approved by the City of Little Rock. 7. Property line/R-O-W radius should be at least 25’ at Kanis Road intersections. 8. Label property line/R-O-W radius at west corner of Horizontal Trail/Twilight Trail intersection. 9. Kanis Road R-O-W is 50’. Show existing R-O-W and proposed R-O-W dedication on plat. 10. Label contour lines. 11. Provide AR north state plane coordinates for two land ties. 12. Provide complete set of building plans for all phases of construction. 13. Delineate all drainage areas upstream of proposed development. 14. Provide drainage profiles for all ditch flow lines and line of culvert. 15. Include all stormwater runoff calculations for all drainage areas, inlets, gutters, ditches, channels, culverts, junctions, and culvert outflows. Include bypass calculations for all curb inlets. 16. Provide PDF copy of building plans and plat to PCRB. 17. Provide PCRB with base course proctor and subgrade proctor. 18. Provide the geotechnical analysis of road subgrade and Geotech building recommendations to PCRB for review. Geotech recommendation/approval needed at the time of road bed construction. 19. Show all proposed drainage easements on plat and plans. 20. Show all proposed utility easements on plat and plans. 21. Provide easements, located outside of right-of-way, for all utilities other than drainage, water and sewer. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 12 22. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities that are located outside of the public R-O-W. 23. Provide PCRB with copy of ADEQ stormwater approval. 24. Provide letter of approval and permit form ADEQ and the Arkansas Health Department for proposed sanitary sewer treatment plant. 25. Provide sight distance profile for each intersection. 26. Provide 40’ radius turn around on dead end streets at no more than 900’ intervals. 27. Will need to dedicate ½ of the required 120’ R-O-W along Walnut Grove. 28. Maximum road grade shall be no more that 15%. 29. Provide signage plan for further review/comment. 30. Provide plans for all proposed utilities located in the right-of-way for further review/comment. 31. Provide erosion control plan for further review/comment. 32. Provide complete set of drainage plans for further review/comment. 33. Provide complete set of road construction plans (including complete plan profile, road cross sections, and typical cross sections) for all new road construction for further review/comment. CATA: The site is not located in an area served by CATA. F. ISSUES/TECHNICAL/DESIGN: Building Code: No Comment Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density (RL) and Agricultural (A) 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 Agricultural category is to encourage the continuation of agricultural uses of the land. The agricultural classification also provides for a transition between rural areas and the urban fringe, where it would be appropriate to preserve existing rural land use, prior to annexation into the city. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned Commercial District) to allow for the development of a single family subdivision on this site. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 13 Master Street Plan: Walnut Grove Road is a Principal Arterial and Kanis Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Walnut Grove Road since it is a Principal Arterial. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along both Colonel Glenn Road and Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing. Staff stated there were two (2) applications for this development being considered. Staff stated one (1) item was related to the PD-R zoning and the creation of the preliminary plat. Staff stated the second was consideration and approval of a Conditional Use Permit to allow the construction of a wastewater treatment facility to serve the wastewater disposal needs of the new homes. Staff requested information concerning the proposed wastewater treatment system and how the system would be permitted, operation of the system and the type system to be used. For the proposed subdivision staff requested details of the proposed subdivision identification sign. Staff also requested information concerning proposed fences and outbuildings. Staff requested Mr. Lewis provide the square footages of the proposed homes. Staff also questioned the proposed phasing plan. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a right of way dedication to 45-feet from centerline was required. Staff stated the street construction was to be two (2) 11-foot drive lanes and a 4-foot aggregate shoulder. Staff stated per the Master Street Plan parking on residential streets indicated at 24-feet in width was limited to one (1) side. Staff stated plans for all work in the right of way was to be submitted for approval prior to the start of July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 14 construction. Staff requested Mr. Lewis provide a sight distance certification for the two (2) access points of the new street with Kanis Road. Staff stated the minimum finished floor elevation as required by Pulaski County was required to be shown on the plat and the grading plans. 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 request is for rezoning of the site from R-2, Single-family to PD-R (Planned Development Residential) to allow the development of a single-family subdivision. The proposed subdivision is located outside the City limits of the City of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The request includes 299 residential lots with the smallest being “cottage size lots” ranging in size from 4,000 square feet to 7,500 square feet (225 lots). There are 74 “ridge sized lots” starting at one-half acre to approximately 1.5-acres. The subdivision is divided into six (6) phases of development. The subdivision will contain a bike lane along Ridge Trail between the two (2) subdivision entrances for a length of approximately 1 ¼ miles. The subdivision will contain five (5) internal greenways. The subdivision will contain internal walking trails located in the greenways throughout the entire subdivision. These trails will connect three (3) pavilions located in the greenways. Section 31-175 allows subdivisions to develop utilizing internalized pedestrian circulations systems in-lieu of sidewalks. The applicant is requesting in-lieu of sidewalks in some locations the use of pedestrian paths. The proposal PD-R will allow accessory structures and fences as per the R-2, Single-family zoning district. The construction of these items will be allowed by the homeowner if fencing and/or accessory structures are desired. The applicant has met with the State Fire Marshal to review connectivity of this development and to allow access to emergency personnel for the cul de sac streets which are proposed with more than 30 residential lots. The applicant has indicated all weather access drives will be provided within the development to allow access to all streets via a secondary access. The applicant is requesting a waiver of the right of way dedication for Kanis Road. The applicant has indicated street construction to Kanis Road will be competed per the reduced standard of the Master Street Plan or a minimum of eleven (11) foot drive lane and a four (4) foot gravel shoulder. The construction July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 15 will be phased with the phasing plan for the lots of the proposed subdivision. The request includes a waiver of the Boundary Street Ordinance requirements for the improvements to Walnut Grove Road. The proposal is to allow 15-foot front yard setbacks, 5-foot side yard setbacks and 10-foot rear yard setbacks for the cottage lots. The ridge lots are proposed with a 30-foot front setback, 5-foot side yard setbacks and 15-foot rear yards. The lots abutting Kanis Road have a 100-foot platted conservation, canopy, easement. The subdivision is proposed with signage constructed at the two (2) entrances to the subdivision. Two (2) signs, one on each side of the street, are proposed at the eastern entrance. The sign is proposed 8-feet 5-inches by 14-feet 2-inches. One (1) sign is proposed at the western entrance. The sign is proposed 7-feet in height by 10-feet in width. Both measurements include the architectural elements and walls for the sign base. The development is proposed with a centralized wastewater collection and treatment system. As a separate item on this agenda the applicant is requesting approval of a Conditional Use Permit to allow the construction of the system. Staff is not supportive of the development as proposed. The character of the cottage lots is more of an urban development style than a suburban development style. Primarily this area, along Kanis Road, has developed with homes located on larger tracts and/or acreage. In addition the applicant is requesting a waiver of the right of way dedication for Kanis Road and for a waiver of boundary street improvements to Walnut Grove Road. Staff historically has not supported waiver of rights of way dedications or waivers of boundary street improvements. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 29, 2015, requesting deferral of this item to the July 16, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 16 STAFF UPDATE: The applicant submitted a revised site plan/preliminary plat to staff in an effort to address staff’s concerns related to the previous site plan/preliminary plat and staff’s analysis and recommendation. The applicant has reduced the number of lots from 299 lots to 253 lots. The applicant has increased the minimum lot area from 4,000 square feet to a minimum of 5,000 square feet. The plat indicates 76 lots as “ridge” type lots. The “ridge” lots are indicated with a 30-foot front setback, 15-foot side yard setbacks and 15-foot rear yard setbacks. The rear building line for the “ridge” lots abutting Kanis Road is indicated at 100-feet and is proposed as a platted conservation, canopy easement. The “ridge” lots are indicted containing one-half acre to approximately 1.5 acres. The plat indicates the remaining 177 “cottage style” lots with a minimum buildable area of 5,000 square feet. The lots are indicated with a 15-foot front yard setback, 5-foot side yard setbacks and a 10-foot rear yard setback. The applicant has met with the state fire marshal’s office to review connectivity of this development and to allow access to emergency personnel for the cul de sac streets proposed with more than 30 residential lots. The state fire marshal’s office has agreed with the applicant’s proposal to allow secondary all weather accesses through the open space as proposed by the applicant. The applicant is requesting a variance to allow the emergency access roads to exceed the maximum 10 percent street grade. This is allowable if approved by the fire chief. The request includes a waiver of the required ½ street improvements to Walnut Grove Road. The applicant has indicated right of way will be dedicated per the Master Street Plan. The applicant has also indicated right of way dedication along Kanis Road will be provided per the Master Street Plan. The applicant has indicated street widening to Kanis Road will be completed per the Master Street Plan. The widening includes a minimum of eleven (11) foot drive lane and a four (4) foot graveled shoulder. The construction of the street and the subdivision is proposed in phases. The phasing plan for the subdivision includes six (6) phases. The request includes in-lieu of sidewalks alternative pedestrian paths be constructed within the open space areas of the subdivision. The applicant is seeking a variance to allow the street grades to exceed the maximum street grade for a collector street. The plan indicates a maximum street grade of 15 percent for the proposed collector street. The master street plan allows a maximum street centerline grade of 12 percent on a standard collector street. The master street plan allows a maximum centerline grade for a standard residential street to be 15 percent and for a minor residential street a maximum centerline grade of 16 percent which may be increased to 18 percent with approval. The applicant has stated all street grades will not exceed 15 percent. July 16, 2015 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z-9041 17 As previously noted the proposed PD-R will allow accessory structures and fences per the R-2, Single-family zoning district. The construction of these items will be allowed by the homeowner if fencing and/or accessory structures are desired. Subdivision identification signage is proposed at the two (2) entrances to the subdivision. A sign is proposed on each side of the entrance street on the east end of the development. The signs are proposed 8-feet 5-inches by 14-feet 2-inches. On the western entrance the sign is proposed 7-feet in height by 10-feet in width. Both measurements include the architectural elements and walls for the sign base. Staff continues to not support the applicant’s request. The purpose and intent section of the planned zoning development district regulations for the Planned Residential District outlines the intent of the zoning district. The Ordinance states the PRD district is intended to accommodate mixed or clustered residential developments and the PD- Residential district is intended to accommodate single use residential developments which are determined to be more appropriate for a PD application than a general residential reclassification (R-2, Single-family zoning). The legislative purpose, intent and application of the ordinance states a desire to provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. The ordinance states permitted uses are all residential uses permitted by the municipal plan and compatible with the density of the area. Staff does not feel the application as filed meets the intent and is not consistent with the development pattern in this general area. Although there are developments located north of this site which were approved and have developed with lot sizes somewhat similar to the applicant’s request, the developments are located in an area of the City which has a mix of lot sizes and these developments are stepping down from larger lots within the Chenal Valley Subdivision. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was requesting a deferral of the item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: H FILE NO.: Z-9042 NAME: The Trails Conditional Use Permit LOCATION: Located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road DEVELOPER: Wayne Richie 17200 Chenal Parkway, Suite 300 – 351 Little Rock, AR 72223 ENGINEER: Phillip Lewis Engineering 2701 Kavanaugh Boulevard, Suite 200 Little Rock, AR 72205 AREA: 154-acres NUMBER OF LOTS: 299 FT. NEW STREET: 13,820 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 single-family subdivision. VARIANCE/WAIVERS: None requested. 1. SITE LOCATION: The property is located on the South side of Kanis Road just west of the Chenal Downs Subdivision and just East of Walnut Grove Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: Kanis Road is a narrow unimproved road with open ditches for drainage. The property is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The area is primarily single-family with homes located on acreage. The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences, including manufactured homes, on large lots along July 16, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9042 2 Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the property to the east. Property zoned AF, Agriculture and Forestry bounds the properties southern boundary. As of this writing, staff has received a number of phone calls both informational and with concerns related to the request from area residents. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active City recognized neighborhood association located in the area. 3. ON SITE DRIVES AND PARKING: As a separate item on this agenda the applicant is proposing a Planned Residential Development to allow the development of 154-acres with 299-single- family homes to be developed with public streets developed to County Standards per the County’s Master Road Plan. The subdivision will be served by a centralized wastewater collection treatment system which necessitates the approval of a Conditional Use Permit. 4. SCREENING AND BUFFERS: Landscape: No comment. The development is proposed as a single-family subdivision homes constructed on individual lots. The wastewater collection site is located in the western portion of the property. 5. PUBLIC WORKS COMMENTS: 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. Some floodplain is identified on the subject property. Contact Pulaski County Road and Bridge about the conditions for developing in the 100 year floodplain. 6. UTILITY/FIRE DEPARTMENT/COUNTY PLANNING/CATA/BUILDING CODES: Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. A single phase power line exists on the western side of the property, but nowhere else. Service to the proposed lots will be installed and provided along the front lot lines along the new July 16, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9042 3 streets. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this development will require extensive work to install facilities to the 299 proposed lots. 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 water main extension will be needed to provide water service to this property. 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. 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. 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. 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). 7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. West Pulaski Fire Protection District #323: The West Pulaski Fire Protection District #23 serves this area. Fire hydrants and water lines will need to meet or exceed the specifications containing in the agreement with Central Arkansas Water and the Volunteer Fire Departments in Pulaski County. Also, cul de sacs and speed round abouts will need to be of sufficient widths to allow for fire apparatus to easily maneuver. The proposed bicycle path in the subdivision will July 16, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9042 4 enhance safety for bicyclists with an alternate route to the portion of Kanis Road known as the Hollow which runs from Chenal Downs to Walnut Grove Road. This stretch of road has no shoulders with drop offs and closely lined with trees. During inclement weather many times this portion of Kanis is not passable due to debris from downed trees (motor vehicle accidents, too), and the main road in the subdivision will allow traffic to be diverted around it. Lastly, westward progression of water lines towards, Ferndale, enables the fire department to have more reliable water sources to fight fires and less reliance on water shuttle operations that are hazardous. 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9042 5 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. One- or Two-Family Residential Developments. There are going to be over 30 houses and code requires two separate access roads, need to connect the roads inside the housing development. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments . Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. July 16, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9042 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 (Jason Lowder 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: 1. Provide Arkansas Department of Health approval for wastewater treatment system. 2. Provide water and wastewater design plans for Public Works review. 3. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. CATA: The site is located in an area which is presently not served by CATA. Building Code: No Comment 7. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing. Staff stated there were two (2) applications for this development being considered. Staff stated one (1) item was related to the PD-R zoning and the creation of the preliminary plat. Staff stated the second was consideration and approval of a Conditional Use Permit to allow the construction of a wastewater treatment facility to serve the wastewater disposal needs of the new homes. Staff requested information concerning the proposed wastewater treatment system and how the system would be permitted, operation of the system and the type system to be used. For the proposed subdivision staff requested details of the proposed subdivision identification sign. Staff also requested information concerning proposed fences and outbuildings. Staff requested Mr. Lewis provide the square footages of the proposed homes. Staff also questioned the proposed phasing plan. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a right of way dedication to 45-feet from centerline was required. Staff stated the street July 16, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9042 7 construction was to be two (2) 11-foot drive lanes and a 4-foot aggregate shoulder. Staff stated per the Master Street Plan parking on residential streets indicated at 24-feet in width was limited to one (1) side. Staff stated plans for all work in the right of way was to be submitted for approval prior to the start of construction. Staff requested Mr. Lewis provide a sight distance certification for the two (2) access points of the new street with Kanis Road. Staff stated the minimum finished floor elevation as required by Pulaski County was required to be shown on the plat and the grading plans. 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. 8. ANALYSIS: The applicant provided additional information concerning the proposed wastewater treatment system as requested at the May 13, 2015, Subdivision Committee meeting. The zoning ordinance defiles w ater or sewage treatment plant and related facilities to mean a facility for the systematic collection and treatment and dispersal of water and waste materials. Section 36-104 states uses exclusively conditional or otherwise restricted uses include water and wastewater treatment system plants unless located within the I-2, Light Industrial zoning district. The applicant is proposing a plant which is a modular, fully plumbed treatment plant capable of handling flows from 5000 gpd up to 1 mgd. The system is built inside an insulated fiberglass tank. The tank can be installed above ground or below ground, singularly or in multi-tank arrays. The system will be collected via a combination of gravity collection sewer and tight line forced mains and conveyed to a package treatment plant located south of the larger of two (2) proposed ponds. The plant will utilize the biological extended aeration principle of operation, a variation of the activated sludge process. The discharge of the plant will be released into the adjacent larger pond. The flow from the spillway of the larger pond will ultimately discharge into Fletcher Creek to the west of the pond. The plant will be recessed below grade for aesthetics and noise control. The wastewater treatment plant will be designed, permitted and constructed in accordance with the requirements of the Arkansas Department of Environmental Quality (ADEQ) and the Arkansas Department of Health. Staff is not supportive of the proposed PD-R rezoning request and without approval of the zoning request the CUP for the wastewater treatment system is not necessary. July 16, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9042 8 9. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 29, 2015, requesting deferral of this item to the July 16, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The Conditional Use Permit (CUP) application request has not changed. The applicant is seeking approval of a CUP to allow a wastewater treatment system to serve the proposed single-family subdivision, The Trails Long-form PD-R. The discharge of the treatment plant will be Fletcher Creek. Prior to any activity on the site the applicant must seek approval from the Arkansas Department of Health and the Arkansas Department of Environment Quality for the placement of the treatment plant and the discharge to the adjacent creek. Once again staff is not supportive of the proposed PD-R rezoning request and without approval of the zoning request the CUP for the wastewater treatment plant is not necessary. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was requesting a deferral of the item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: I FILE NO.: Z-6532-G NAME: Lot 2 Chenal Heights Addition Long-form PD-R LOCATION: Located East of Chenal Valley Drive, South of Chenal Heights Circle DEVELOPER: Larry Crain Crain Family Holdings, LLC 17300 Chenal Parkway, Suite 330 Little Rock, AR 72211 ARCHITECT: EV Studio design@evstudio.com Denver, CO 303.670.7242 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 38.23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Age Restricted - Elderly Housing PROPOSED ZONING: Revised PD-R PROPOSED USE: Age Restricted - Elderly Housing VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow grading of future phases with the development of the first phase. July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 2 BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned the site from R-2 and MF-18 to PD-R to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village – Long-form PD-R. The proposal included the rezoning of 71.9 acres from R-2 and MF-18 to PD-R to allow for the development of the Arkansas Teachers Retirement Village, a stepped-care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the project and did not develop the site as proposed. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City’s requirements in the restoration of the site and the developer’s obligations were met. A proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PD-R zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi-unit residential retirement facility as approved on the original PD-R. The request was approved by the Little Rock Board of Directors on October 5, 2004, by the adoption of Ordinance No. 19,195. Lot 8 has not developed. Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PD-R to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114-bed skilled nursing facility. The development included 90 staff positions which included Arkansas Hospice Staff. July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 3 October 17, 2006, Ordinance No. 19,611 adopted by the Little Rock Board of Directors on October 17, 2006, approved a revision to the PD-R for Lot 6 to increase the number of beds allowed in the nursing home facility from 114 to 140. The site plan included the placement of 93 parking spaces to serve the facility. There were no other changes to the previously approved PD-R proposed. An item to allow the development of this site (Lot 8) with single-family development of attached and detached homes was withdrawn at the Commission’s January 14, 2010, public hearing. The proposal did not comply with the covenants issued on this site and could not receive approval of the persons having oversight of the covenants. Ordinance No. 20,299 adopted by the Little Rock Board of Directors on August 2, 2010, allowed the development of 18.47 acres located at the northwest corner of Chenal Valley Drive and Chenal Heights Drive as a gated residential neighborhood with 109-units of multi-family elderly housing. The development was proposed to be enclosed by a six foot tall wall/fence with eight foot columns. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting approval of a site plan to allow the development of 241-units of age restricted housing. The site plan includes the placement of 78-buildings each with two (2) to three (3) units. The buildings are proposed with front and rear loaded garages. The development is proposed in three phases. Access to the site is proposed as gated entry from Chenal Valley Dries as well as Chenal Heights Drive. B. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. The nursing home and the assisted living facility are complete and occupied. Northwest of the site is a City of Little Rock Fire Station. South of the site is the Village at Rahling Road Shopping Center. West of the site are two multi-family developments fronting Chenal Valley Drive. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 4 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Villages of Wellington Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A turnaround should be provided at the end of Chenal Heights Circle to be at least 80 feet in length and the same width as the street. 2. Sidewalks with appropriate handicap ramps should be installed from the existing sidewalk on Chenal Valley Drive to the proposed sidewalk adjacent to the private street in accordance with Section 31-175 of the Little Rock Code. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. The private street should have a concrete apron at Chenal Valley Drive per City Ordinance. 5. Due to the number of units, the private street should be named and the units addressed off that street name. 6. The street designation in Chenal Heights Circle should be changed to "Cove" or "Lane". 7. 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. A variance is being requested to grade the entire development with construction of Phase 1. 8. Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Does the existing detention pond provide detention for the existing developed properties adjacent to Chenal Heights Drive? 9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 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. July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 5 11. 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 501.379.1813, Greg Simmons, for more information. 12. Provide width and location of proposed access easements. 13. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, 501.379.1805, Travis Herbner, for more information. 14. The final plat should show the streets and drainage improvements to be private. 15. The waste collection is proposed to be private. Due to the proposed design of the streets and alleys, City of Little Rock collection trucks cannot maneuver within the development and service cannot be provided in the future if desired. 16. Turn around must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from pavement must also be provided. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 18. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 19. 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 at 501.371.4646 for more information. 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 GIS Maps indicate a 3-phase underground line running along the eastern side of Chenal Heights Circle then extending west to a 3-phase pad transformer serving Emerius Corp. Entergy will require a 10-foot easement July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 6 across the property of the PRD for any existing lines where one does not exist. Care should be used when digging. Please notify Entergy in advance for service requirements for the development. Center-Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. Fire Department: Fire hydrants per code, maintain access, 26-foot drive lanes, 2-ways to enter and exit the development. By Phase II you need to have 2-ways to enter and exit. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Cantrell and Taylor Loop Roads approximately one and a half miles away. The development July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 7 consists of a gated community with multiple units. CATA has no current plans at this time for this area. CATA requests consideration for long range use plans along Rahling Road to consider pullouts and sidewalks there. 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 Chenal Planning District. The Land Use Plan shows Residential High Density (RH) and Residential Low Density (RL) for this property. The Residential High Density category provides for residential development of more than twelve (12) dwelling units per acre. 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 PDR (Planned Development Residential) to PDR (Planned Development Residential) to allow for the construction of attached residential units (3 or 4 units per building) for elder population on this site. Master Street Plan: Chenal Heights Circle 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Larry Crain and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 8 request. Staff requested Mr. Crain and Mr. Daters provide the proposed construction materials of the units, the maximum building height, the proposed building elevations and any proposed fencing material. Staff questioned if a development sign would be located on Chenal Valley Drive and the proposed height and area of any signage to be placed identifying the site. Public Works comments were addressed. Staff stated a turnaround was to be provided at the end of Chenal Heights Circle. Staff stated any curb, gutter or sidewalk should be repaired prior to occupancy. Staff stated the private street should be constructed with a concrete apron on Chenal Valley Drive. Staff questioned the limits proposed for advanced grading. Staff stated the final plat for the lot should include the streets and drainage as private. 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 a number of issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed construction materials, the building heights, the fencing materials and the proposed building elevations. The development is proposed in three (3) phases. 76-units are proposed in the first phase, 78-units in the second phase and 87-units in the final phase for a total of 241-units. The units are proposed as age restricted duplex and triplex buildings. The age limit will be in compliance with Federal Regulations which require eighty percent (80%) of the residences be occupied by at least one (1) person who is fifty-five (55) years of age or older. The site plan notes 37-front loaded triplexes, 1-front loaded duplex, 42-rear loaded triplexes and 2-rear loaded duplexes. The construction materials include brick, stone, hardi-board siding and architectural shingled roofs. The buildings are proposed with a maximum building height of 30-feet. Most of the buildings are intended to be single level structures but according to the applicant some of the units may include a second level. The clubhouse maximum height is 35-feet and will include two (2) levels. All of the units are proposed with an attached garage. A portion of the garages will load from the private street with the remaining loading from a rear alley. The building envelopes are proposed 65-feet by 96-feet and 55-feet by 100-feet. The units July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 9 average roughly 1,600 square feet of heated and cooled space. 31.4-percent of the site is proposed with open space. Internal streets are proposed 26-feet in width. Garbage collection cannot be provided within the development by the City of Little Rock solid waste department due to the proposed street design and configuration. The City collection vehicles cannot maneuver with the current street design and alley dead-ends. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is general supportive of the request but the applicant has not addressed all staff’s concerns related to a number of the technical issues. The applicant has not addressed staff’s concerns related to Chenal Heights Circle. Since the street is a public street, a turnaround for SU-30 vehicles must be provided at the end of Chenal Heights Circle prior to entering the gate. In addition the gated entrance on Chenal Valley Drive must be designed for a SU-30 vehicle to turn around. The fencing on the streets must be removed out of the right-of-way and not located within the 50-foot sight triangle. Sidewalk must be constructed from Chenal Valley Drive into the proposed development. The applicant must provide grading plan to show area to be disturbed. The applicant must also provide a letter to certify the sight distance of the proposed driveway location complies with AASHTO standards. Contact Nat Banihatti at 501.379.1818 for sight distance requirements. Based on unresolved issues staff cannot support the request. I. STAFF RECOMMENDATION: Based on the current site plan staff recommends denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had submitted a request dated September 17, 2014, requesting deferral of the item to the October 30, 2014, public hearing. Staff stated the applicant had indicated additional time is needed to work with staff and the neighborhoods concerning the proposed development. Staff stated the deferral request would require a by-law waiver with regard to the late deferral request. Staff stated they were supportive of the deferral request. July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 10 There was no further discussion of the item. The chair entertained a motion for approval of the by-law waiver with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The item was previously deferred to allow the applicant and the Chenal Design Review Committee (DRC) to review the plan and allow the DRC to offer some form of agreement with the overall development concept. The applicant has stated they have not reached a formal agreement with the Chenal Design Review Committee but is requesting the item be moved forward since the items related to the DRC are not items the Commission is reviewing or approving. According to the applicant the site plan with regard to access and circulation will not vary from the plan approved by this Commission. The applicant has indicated minor modifications may be required to satisfy the DRC but the substance of the development will not change. The previous staff recommendation was that of denial. After publication of the agenda the applicant and staff worked through staff’s concerns related to the technical issues associated with the site development. The applicant has addressed staff’s concerns related to the access for all vehicle types from Chenal Heights Circle and has agreed to relocate fencing as requested by staff in the staff analysis. Sidewalks will be provided and a sketch grading plan was submitted to staff for review and approval. Based on the applicant addressing staff’s concerns related to the site development staff now supports the application request. 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 advanced grading variance subject to all disturbed area being seeded and vegetation established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) Mr. Larry Crain was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of approval 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 advanced grading variance subject to all disturbed area being seeded and vegetation July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 11 established prior to approval of the certificate of occupancy on the first building structure. Erosion controls must be maintained in the advanced graded area until that area is permanently stabilized. Mr. Larry Crain addressed the Commission on the merits of his request. He stated the development was for a three phased age restricted housing development. He stated each phase would contain 75 units. He stated the development would comply with all requirements imposed by the Chenal Design Review Committee. He stated his desire was to receive zoning approval prior to expending funds to develop the formal site plan, building elevations and layout. Mr. Cliff McKinney stated the development would go before a full review of the Chenal Design Review committee prior to the request for any building permits from the City. He stated the developer was well aware of the restrictive covenants for the property and would fully comply with these covenants. He stated the developer desired to move forward and not wait for the details of structure design and layout which were items this Commission did not review or approve. Mr. Bill Spivey addressed the Commission on behalf of Deltic Timber Corporation. He stated Deltic was the original grantors of the property to Arkansas Teachers Retirement. He stated Deltic was not opposed to development of the property. He stated their concern was if the development would comply with the design criteria. He stated he could not say in complying with the design criteria there would be no changes required of the site plan. He stated he could not tell the Commission this was the final site plan. He stated the details of the plan had not been submitted for review by Deltic therefore they could not comment. He stated the Commission typically reviewed items effectively and efficiently and he did not want the Commission to be forced to review a second site plan due to changes which may be required based on the review by the Design Review Committee. He stated staff had little flexibility when making changes to site plans. He stated the Villas at Chenal went through a similar process for approval. He stated at the time the Villas was approved the Design Review Committee had all the information needed to provide a formal recommendation of support. He stated this was not the case for Mr. Crain’s application. He requested the Commission defer the item to allow the Design Review Committee time to work with Mr. Crain and develop a plan which would most likely be the final development plan for the site. Mr. McKinney stated the developer was willing to work out the details with the Design Review Committee at the time that was appropriate. He stated the items the Design Review Committee would approve were not items the Commission was reviewing or approving. He stated the Commission’s approval was one step in a much larger process. July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 12 Commissioner Berry stated the Commission typically did not get involved in the enforcement of private restrictions or covenants. He stated the Commission had its role which was to serve the public and not enforce private restrictions. 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 and 1 absent. STAFF UPDATE: This item is being returned to the Commission for review and approval by the Little Rock Board of Directors. At the Little Rock Board of Directors meeting on June 16, 2015, the Board of Directors referred this item back to the Planning Commission on the recommendation of staff. The applicant had submitted a revised site plan to be reviewed by the Board of Directors that differed from the site plan approved by the Planning Commission. Section 36-454 of the Little Rock Code of Ordinances 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 is seeking review and approval by the Planning Commission on the proposed revised site plan. The plan has eliminated the three (3) unit buildings and reduced to total number of units. The revised site plan includes 104 buildings containing 208 units of two (2) and three (3) bedroom age restricted apartments. The applicant has indicated the buildings will be single story buildings. The development is proposed in three (3) phase. A secondary access to Chenal Heights Circle will be completed in the second phase. The site plan indicates 37 buildings will be constructed in the first phase along with the clubhouse, 31 buildings in the second phase and 36 buildings in the final phase. (each building contains 2 units) Each of the buildings will have a minimum driveway length of 20-feet. A note on the site plan states there is a minimum building setback of 30-feet. The minimum side to side building distance is stated at 15-feet. The typical side to side building distance is stated at 20-feet. The minimum rear to rear building distance is stated at 30-feet. The internal street is proposed as a private street with a minimum pavement width of 24-feet. The cul de sac radii is indicated at 80-feet. The driveway entering the proposed subdivision is indicated as a divided entrance with a key pad. The plan notes the turnaround will accommodate a SU 30 vehicle. A sidewalk will be extended from Chenal Valley Drive to the entrance of the proposed development. July 16, 2015 SUBDIVISION ITEM NO.: I (Cont.) FILE NO.: Z-6532-G 13 The applicant has indicated the exterior building materials will be brick, stone and precast. The roof is proposed with architectural asphalt shingles. Each unit is proposed with 1,698 square feet of heated and cooled space, 451 square feet of garage space and a 157 square foot covered porch. The plan includes both wood fencing and decorative iron fencing. The minimum fence height is six (6) feet. A single development sign is proposed on Chenal Valley Drive. The sign is proposed five (5) feet in height and eight (8) feet long for a total sign area of 40-square feet. The zoning ordinance typically allows signs six (6) feet in height and twenty-four (24) square feet in area for multi-family developments. Staff is supportive of the proposed signage plan. The plan includes advanced grading of the site with the construction of the first phase. The plan includes grading to the property lines to maintain a 3:1 slope. Portions of the area to the south are zoned for commercial and office use. The remaining area and to the west is zoned R-2, Single-family. Once the grading activities are complete the applicant will reestablish vegetation in the areas adjacent to the residentially zoned properties. Staff continues to support the request. Staff is also in support of the advanced grading request. This item was approved by the Commission On October 30, 2014. The item was then forwarded to the Board of Directors for final action at their December 2, 2014, public hearing. The item was deferred a number of times by the Board of Directors awaiting approval by the Chenal Design Review Committee (DRC). As of date this approval has not been received by the applicant. Based on the previous Board of Directors action staff feels the applicant should have approval of the Chenal DRC prior to the Commission hearing and approving the revised site plan. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item requesting a deferral of the item to the August 27, 2015, public hearing to allow staff additional time to review information submitted by the applicant. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 1 FILE NO.: S-1665-E NAME: Wildwood Ridge Phase 3 Preliminary Plat LOCATION: Located on the East side of Gordon Road just South of Chenal Valley Drive DEVELOPER: Wildwood Partners, LLC P.O. Box 242146 Little Rock, AR 72223 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 4.903 acres NUMBER OF LOTS: 19 FT. NEW STREET: 634 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13 VARIANCE/WAIVERS: 1. A variance from Section 31-232 to allow reduced lot widths for Lots 6, 7, 8, 9 Block 5, Lots 2, 3, 4 Block 6 and a variance to allow a reduced lot width for corner Lots 1 and 5 Block 6. 2. A variance from Section 31-256 to allow a reduced front yard setback for Lots 1, 2, 3, 4 and 5 Block 6. 3. A variance from Section 36-254 to allow a reduced rear yard setback for Lots 1, 2, 3, 4 and 5 Block 6. 4. A variance from Section 36-254 to allow a reduced side yard setback for Lots 1 and 5 Block 6 and a variance to allow a 5-foot side yard setback on all remaining side yards in Blocks 5 and 6. 5. A variance from Section 31-232(d) to allow double frontage lots for Lots 1, 2, 3, 4 and 5 Block 6. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 2 6. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the streets, water and sewer. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of 19 single-family residential lots from this 4.9-acres tract. The lots are proposed with an average lot size of 60-feet by 130-feet and a minimum lot size of 55-feet by 146-feet. The lots include several variances from development standards per the subdivision ordinance. The variances include lot widths, reduced setback and double frontage lots. The request also includes a variance from the City’s Land Alteration Ordinance to allow advanced grading of the lots with the installation of the basic infrastructure. Please see the analysis section of this report for details concerning the variance requests. B. EXISTING CONDITIONS: The site contains a single-family home located south of Chenal Valley Drive on Gordon Road. Gordon Road has been constructed south of Chenal Valley Drive to allow access to the earlier phases of Wildwood Ridge. To the east of the site is a tract owned by Deltic Timber Corporation and across Chenal Valley Drive is the maintenance facility for the Chenal Country Club and single-family homes accessed by gated cul de sacs from Chenal Valley Drive. South of the site is a single family neighborhood, Sezanne, a neighborhood in the Chenal Valley Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. 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. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement prior to approval of final plat. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 3 2. The back of the new curb and gutter on the east side of Gordon Road should be placed 26 feet from the existing curb. 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. A variance is being requested to advance grade the lots with construction of the street and utilities. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. 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. 8. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Traffic Engineering, Travis Herbner, therbner@littlerock.org or at 501.379.1805 for additional information. 9. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, ghaley@littlerock.org or 501. 371.4537. The Butler street name is already in use in another part of the City. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. 10. 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 easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 4 Entergy: Entergy does not object to the proposed preliminary plat. There are underground electrical facilities in the area. However, contact Entergy in advance to discuss load requirements, facilities layout and the time schedule for the development. 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 5 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 6 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: 3. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 4. 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 7 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Thomas Pownell and Mr. Scott Hurley were present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed preliminary plat. Staff stated the plat included variances from the subdivision ordinance as well as from the City’s land alteration ordinance. Staff questioned if the development would be completed in phases or in a single phase. Staff also requested the applicant provide the draft bill of assurance for the subdivision. Public Works comments were addressed. Staff stated the boundary street ordinance would apply to the development of the property. Staff also stated the City’s stormwater detention ordinance would apply to the development of the property. Staff stated streetlights were required prior to final platting. Staff stated the new back of curb for Gordon Road should be 26-feet from the existing curb. Staff stated new curb and gutter was required with the street construction. Staff requested the applicant provide a letter from the Fire Marshal indicating the ingress and egress was adequate to meet the State Fire Code. 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 preliminary plat to staff addressing a number of the technical issues raised at the June 24, 2015, Subdivision Committee meeting. The applicant has indicated the new lots will be developed in a single phase. The applicant has also provided a draft bill of assurance for the proposed subdivision. The applicant is requesting preliminary plat approval to allow the creation of 4.9 acres with 19 single-family residential lots. The lots are proposed with an average lot size of 60-feet by 130-feet and a minimum lot size of 55-feet by 146-feet. The lots include several variances from development standards per the subdivision ordinance. The variances include lot widths, reduced setback and double frontage lots. The applicant is seeking a variance from Section 31-232 to allow reduced lot widths for Lots 6, 7, 8, 9 Block 5, Lots 2, 3, 4 Block 6 and a variance to allow a reduced lot width for the corner lots, Lots 1 and 5 Block 6. The ordinance would typically require a minimum lot width of 60-feet for interior July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 8 lots and 75-feet for corner lots. The interior lots are indicated at 55-feet and the corner lots are indicated at 65-feet. The applicant is seeking a variance from Section 31-256 to allow a reduced front yard setback for Lots 1, 2, 3, 4 and 5 Block 6 and a variance from Section 36-254 to allow a reduced rear yard setback for Lots 1, 2, 3, 4 and 5 Block 6. The ordinance would typically require the placement of a 25-foot front and rear yard setback. The corner lots would typically require the placement of a 25-foot side yard setback adjacent to the street. The side yard setback on the corner lots is indicated at 15-feet. The front and rear yard setbacks are indicated at 25-feet. The request includes a variance from Section 36-254 to allow a reduced side yard setback for Lots 1 and 5 Block 6 (as indicated in the previous paragraph) and a variance to allow a 5-foot side yard setback on all remaining side yards in Blocks 5 and 6. The ordinance would typically require the side yard setback to be a minimum of ten (10) percent of the lot width. The plat indicates five (5) of the lots as double frontage lots. The request includes a variance from Section 31-232(d) to allow double frontage lots for Lots 1, 2, 3, 4 and 5 Block 6. The applicant has indicated a ten (10) foot restrictive access easement will be placed on the front or back of the lots at the time of final platting. The request also includes a variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the streets, water and sewer. The applicant has indicated advanced grading is necessary to balance the site. Staff is supportive of the applicant’s proposal and the request to allow the development of the lots as proposed. The applicant has developed lots with similar lot sizes and setbacks within the subdivision immediately to the west of this site. Although there are variances associated with the request staff does not feel the variances will adversely 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. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 9 Staff recommends approval of the following variance requests: 1. A variance from Section 31-232 to allow reduced lot widths for Lots 6, 7, 8, 9 Block 5, Lots 2, 3, 4 Block 6 and a variance to allow a reduced lot width for corner Lots 1 and 5 Block 6. 2. A variance from Section 31-256 to allow a reduced front yard setback for Lots 1, 2, 3, 4 and 5 Block 6. 3. A variance from Section 36-254 to allow a reduced rear yard setback for Lots 1, 2, 3, 4 and 5 Block 6. 4. A variance from Section 36-254 to allow a reduced side yard setback for Lots 1 and 5 Block 6 and a variance to allow a 5-foot side yard setback on all remaining side yards in Blocks 5 and 6. 5. A variance from Section 31-232(d) to allow double frontage lots for Lots 1, 2, 3, 4 and 5 Block 6. 6. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the streets, water and sewer. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There was one (1) registered objector 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 following variance requests: 1. A variance from Section 31-232 to allow reduced lot widths for Lots 6, 7, 8, 9 Block 5, Lots 2, 3, 4 Block 6 and a variance to allow a reduced lot width for corner Lots 1 and 5 Block 6. 2. A variance from Section 31-256 to allow a reduced front yard setback for Lots 1, 2, 3, 4 and 5 Block 6. 3. A variance from Section 36-254 to allow a reduced rear yard setback for Lots 1, 2, 3, 4 and 5 Block 6. 4. A variance from Section 36-254 to allow a reduced side yard setback for Lots 1 and 5 Block 6 and a variance to allow a 5-foot side yard setback on all remaining side yards in Blocks 5 and 6. July 16, 2015 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1665-E 10 5. A variance from Section 31-232(d) to allow double frontage lots for Lots 1, 2, 3, 4 and 5 Block 6. 6. A variance from the City’s Land Alteration Ordinance to allow grading of the entire site with the installation of the streets, water and sewer. Mr. Scott Hurley addressed the Commission on behalf of the request. He requested to yield his time to the opposition and to address any questions they may have. Ms. Pat Strack addressed the Commission with concerns. She stated she was representing the property owner in the first phase of the development. She stated the residents were concerned with the development and questioned if the homes would be attached single-family. She stated the residents felt the rock wall was an asset to the area and requested the developer maintain the rock wall. She questioned the location of the garages and if the new homes would have garages located along the street entering the subdivision. She also requested the developer install additional landscaping for the new homes. She questioned if any street widening would occur as a result of the new homes. She stated the developer had not installed the water system to water the subdivision entrance landscaping and the residents living near the entrance were maintaining and watering the plants. Mr. Hurley stated the homes would be detached single-family homes similar in construction to the homes in the first phase. He stated efforts would be made to maintain the rock wall but it would be difficult due to grading which would be required to construct the new homes. He stated the direction of the new homes had not been determined. He stated the street would be constructed to a residential street standard as required by the City. There was no further discussion. A motion was made to approve the request and the associated variances. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 2 FILE NO.: S-1753 NAME: Belle Pointe View Estates Preliminary Plat LOCATION: Located on the West end of Belle Pointe Drive DEVELOPER: Bo Bridges 13914 Belle Pointe Drive Little Rock, AR 72212 ENGINEER: White Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 40.0 acres NUMBER OF LOTS: 11 FT. NEW STREET: 600 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.19 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval for a project located just west of the Belle Pointe Subdivision. The developer has the 40 acres under contact and is proposing to develop 11 single-family lots by extending Belle Pointe Drive to the west. The street is proposed as a gated private street constructed to public street standard. The proposed lots are similar in size to those within the existing Belle Pointe subdivision. The 11 lots will be developed on approximately 10 acres of the property. The remaining 30 acres has not been planned but will be developed from Beckenham Drive. The undeveloped area is indicated on the preliminary plat for future development. July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 2 B. EXISTING CONDITIONS: Belle Pointe Drive is located along a ridge with the existing homes having significant slopes in their rear yards. This area of the City has developed with a number of single-family subdivisions including the Villages of Wellington to the south, Pebble Beach to the north and Hillsborough to the east. Belle Pointe Drive has only one access from Saddle Hill Drive. There are no sidewalks located along Belle Pointe Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners and residents. All abutting property owners along with the Hillsboro and the Marlow Manor Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Private streets are to be constructed to public street standards. 2. What is the proposed slope of the streets? 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 requested to advance grade the lots or grade beyond the access easement with construction of the subdivision? 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. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 7. 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. July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 3 8. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley, ghaley@littlerock.org or 501. 371.4537. The proposed street names are too confusing and lengthy. 9. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 10. 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. 12. Provide a Sketch Grading and Drainage Plan per Section 29-186 showing the proposed street centerline grades. 13. A concrete street apron should be constructed at the beginning of the street to show the street is private. 14. The proposed gate should be moved away from the cul de sac as far as possible. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to the proposed preliminary plat. There are both underground and overhead electrical facilities in the area. However, contact Entergy in advance to discuss load requirements, facilities layout and the time schedule for the development. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 4 Fire Department: Maintain Access. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant . Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade . Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area . Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 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. July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 5 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. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments . Developments of one- or two- family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the item stating the applicant was requesting preliminary plat approval to allow the development of 15 new residential lots by the extension of Belle Pointe Drive. Staff stated the plat as currently proposed did include variances to allow for double frontage lots and a variance for the lot depth to width ratio. Staff requested Mr. White provide the distance from the property line for the proposed northern most cul de sac. Staff also requested Mr. White provide the lot width at the building line for Lots 4, 5, 10 and 11. Public Works comments were addressed. Staff stated private streets were to be constructed to public street standard. Staff also requested Mr. White provide the proposed slope of the streets. Staff stated the City’s stormwater detention ordinance would apply to the development of the lots. Staff requested Mr. White move the proposed gate as far to the north as possible to limit blocking of the street by residents waiting to enter the subdivision. Staff stated the street names were too long and confusing. Staff requested he reconsider the proposed street names within the subdivision. Staff requested Mr. White provide a letter from the Fire Marshal indicating the proposed ingress and egress was adequate to meet State Fire Code. July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 7 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 has reduced the number of lots proposed for the development from 15 lots to 11 lots. The revised plan has indicated the lot widths at the building lines for the lots fronting the cul-de-sac street. The revised plan has also relocated the gate into the development to limit blocking of the existing Belle Pointe Drive cul-de-sac. The remaining acreage has not been planned. The plat as presented does not allow future access from this portion of the development with the exception of an access for fire and emergency vehicles. The future development portion of the parcel has access and frontage on Beckenham Drive. The developer has the 40 acres under contact and is proposing to develop 11 lots by extending Belle Pointe Drive to the west. The street is proposed as a gated private street constructed to public street standard. The proposed lots are similar in size to those within the existing Belle Pointe subdivision. The property is zoned R-2, Single-family and is proposed with development standards per the R-2, Single-family zoning district. The lots are indicated with an average lot size of 125-feet by 330-feet with an average lot area of 0.94 acres. The area to be developed contains approximately 10-acres. Section 31-207 states new private residential streets are discouraged, however, private streets may be approved by the Planning Commission to serve isolated developments. The design standard is to conform to public street standards as specified in the subdivision ordinance. Private streets are permissible only in the form of a cul-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. Private streets are not allowed when there is a possibility of through traffic or vehicular connection to another public street. The Bill of Assurance recorded for Belle Pointe Subdivision outlines covenants and development standards for the Belle Pointe plat recorded for the original lots. The subdivision included 41 residential lots and two (2) tracts. Under the Use of Land Section the Bill of Assurance states the property shall be held, owned and used only as residential building sites. Tract ‘A’ shall remain open space until combined with other land to make a buildable residential lot with the approval of the Little Rock Planning Commission. Tract B shall remain open space. No structure or other improvements shall be erected, altered, placed or permitted to remain on any building site other than a single detached single-family residence and the appurtenance thereunto such as driveway, sidewalks and fences as July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 8 hereinafter permitted. Each residence erected or maintained upon the property herein shall have a two-car carport or garage unless the requirement for such attachment is waived in writing by the undersigned. Tract ‘A’ is the portion of the plat the applicant is proposing to take access over with the new private street. Appendix D of the 2006 International Fire Code Section D107 One or two-family residential development, D107.1 One or two family dwelling residential development. Developments of one or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3 (Remoteness. Where two 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 property or area to be served, measured in a straight line between accesses.) An exception is noted. 1. Where there are more than 30 dwelling units on a single public or private street and all dwelling units are equipped throughout with an approved automatic sprinkler system access from two directions is not 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. The applicant has indicated a secondary access road will be constructed to the north connecting to Beckenham Drive or if the street grade to make this connection cannot be met the homes will be sprinkled per the International Fire Code. The fire apparatus access roads shall not exceed ten (10) percent grade. Grades steeper than ten (10) percent must be approved by the fire chief. Staff is supportive of the requested preliminary plat. The preliminary plat appears to fully comply with the minimum development standards of the City’s Subdivision and Zoning Ordinances. To staff’s knowledge there are no outstanding technical issues in need of address. 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 if the street grade for the secondary emergency access road cannot be achieved the developer must sprinkle the homes as required by the fire code. July 16, 2015 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1753 9 PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were registered objectors present. Staff stated the applicant had submitted a request dated July 15, 2015, requesting deferral of the item to the August 27, 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. A motion was made to approve the by-law waiver request to allow for the late deferral request. The by-law waiver for deferral request was approved by a vote of 11 ayes, 0 noes and 0 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 3 FILE NO.: S-1585-A NAME: LM Wind Power Subdivision Site Plan Review LOCATION: Located at 8000 Frazier Pike Road DEVELOPER: LM Wind Power 8000 Frazier Pike Little Rock, AR 72202 SURVEYOR: Eric Warford P.O. Box 505 Benton, AR 72018 AREA: 135.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-3, Heavy Industrial PLANNING DISTRICT: 25 - Port CENSUS TRACT: 40.07 VARIANCE/WAIVERS: None requested. BACKGROUND: A Subdivision Site Plan Review was approved for this site on August 30, 2007. The approval was to allow multiple buildings in a multi-phase development on a tract containing 135 acres. The facility was proposed to manufacture wind turbine blades. The approval allowed a height variance up to 65 feet. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. LM Wind Power is requesting to modify their previously approved site development plan for the property located at 8000 Frazier Pike Road. The site development plan includes 135 acres. LM Wind Power is proposing to construct two (2) 44,380 square foot pre-engineered metal production buildings on the north end of their property July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 2 along with associated parking lots. Additionally LM Wind Power desires to revise the improvement layout previously shown on the south end of the property to allow construction of a 52,000 square foot warehouse/production building and an 11,000 square foot warehouse along with associated parking. Both buildings on the south end of the property will be pre-engineered metal building construction. The construction of the buildings will allow LM Wind Power to centralize all of their production and warehousing operations on one site. B. EXISTING CONDITIONS: The site is located in the Little Rock Port with frontage on Lindsey and Frazier Pike Roads with access to rail, interstate and the slack-water harbor. The employee parking is accessed from Frazier Pike Road. The northern portion of the site adjacent to Lindsey Road is being used as storage for completed windmill blades waiting for shipment. Surrounding properties are zoned I-3, Heavy Industrial and contain a variety of manufacturing and heavy industrial uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Apple Blossom and College Station Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All driveways shall be concrete aprons per City Ordinance. 2. Stormwater detention ordinance does not apply to this property. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. 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. July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer plan review required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. This existing customer’s buildings on this site are currently served via a primary metering point and all electrical distribution facilities past the meter point belong to the customer. The customer should contact Entergy in advance if changes in the electrical service are required to meet the electrical needs of 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 4 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 area 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 5 Section D104.2 Building exceeding 62,000 square feet in area . Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required . Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width . Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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. July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 6 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . Planning Division: No comment. July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 7 Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. 2. Any existing landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 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: (June 24, 2015) Mr. Eric Warford 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 the applicant provide the total square footage of the principal and accessory buildings. Staff also requested he provide the floor area of the principal and accessory buildings. Public Works comments were addressed. Staff stated all drives were to have concrete aprons per City ordinance. Staff also stated the City’s stormwater detention ordinance would apply to the development of the site. Staff stated a grading permit in accordance with Section 29-185 was required prior to any land clearing or grading activities on the site. Landscaping comments were addressed. Staff stated any existing landscape or irrigation disturbed by the new construction was to be repaired or replaced before completion and final inspection. 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 associated with the request. The applicant has provided the total square footage of the principal and accessory buildings. The applicant has also indicated any damaged landscaping will be repaired or replaced with the new construction. The site currently contains 136,526 square feet of dry blade storage and two (2) portable buildings containing 2,169 square feet. The site currently July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 8 contains 205 parking spaces. The request is for a subdivision/multiple building site plan review to allow multiple structures to be allowed on a single parcel as per Section 31-13 of the Little Rock Code of Ordinances. LM Wind Power is requesting to modify their previously approved site development plan for their 135-acre parcel. The applicant is proposing to construct two (2) new 44,380 square foot pre-engineered metal production buildings on the north end of their property along with associated parking lots. The first phase includes the construction of one (1) of the 44,380 square foot building and 44 parking spaces. With the construction of the second building additional parking will be added. It appears with the construction of the second building an additional 132 parking spaces will be added. Additionally LM Wind Power desires to revise the improvement layout previously shown on the south end of the property to allow construction of a 52,000 square foot warehouse/production building and an 11,000 square foot warehouse along with associated parking. Both buildings on the south end of the property will be pre-engineered metal building construction. The construction of the buildings will allow LM Wind Power to centralize all of their production and warehousing operations on one site, relocating the existing operations from Scott Hamilton Road. The previous approval allowed for a height variance to allow the buildings and stack with a height of up to 65-feet. The I-3, Industrial Zoning District has a height limit of 60-feet. The applicant is requesting to continue to maintain the height of 65-feet as previously was allowed in order to ensure adequate heights for the existing and new construction. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. The property is zoned I-3, Industrial District. The required front yard setback is 50-feet. The side yard setback is to be 30-feet and the rear yard setback is to be 25-feet. The plan as presented is more than adequate to meet the minimum standards of the zoning district. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi-phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review July 16, 2015 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1585-A 9 Staff is supportive of the applicant’s request. The site plan as presented appears to comply with the minimum ordinance standards for the I-3, Industrial Zoning District. Building setbacks and parking exceed ordinance minimums. There is sufficient area on the site to provide the ordinance required landscaping. No screening or buffering is required, other than street buffer, since the adjacent properties are also zoned I-3, Industrial District. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the requested height variance. PLANNING COMMISSION ACTION: (JULY 16, 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 also presented a recommendation of approval of the requested height variance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 4 FILE NO.: S-1751 NAME: Tac Air Subdivision Site Plan Review LOCATION: Located at 2401 Crisp Drive DEVELOPER: Joe Miller TAC Air 2900 St. Michael Drive, 5 th Floor Texarkana, TX 75503 SURVEYOR: Crafton Tull Brad Peterson 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211-3554 AREA: 11.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-2, Light Industrial PLANNING DISTRICT: 25 - Port CENSUS TRACT: 2 VARIANCE/WAIVERS: A variance from Section 36-554 to allow the placement of a wall sign without public street frontage and to allow an increase in the sign area for the proposed ground sign. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. TAC Air plans to construct a new general aviation terminal at the Little Rock National Airport of approximately 10,000 square feet. TAC Air also plans to reconfigure the parking area and construct a new airplane-hanger as demand necessitates. The plan will be implemented in phases. Phase 1 is the construction of the new general aviation terminal which will begin within the next twelve (12) months. Phase 2 is the resurfacing and reconfiguration of the parking area south of Crisp Drive which will begin within twenty-four (24) months. Phase 3 is the reconstruction and July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 2 resurfacing of the parking area north of Crisp Drive and the construction of the proposed hanger. This construction will begin within sixty (60) months. The applicant is requesting a variance to allow a ground sign larger than typically allowed per Section 36-554. The ordinance allows ground signs in industrial zones to have a maximum height of 30-feet and a maximum sign area of 72-square feet. The applicant is requesting to be allowed to place a ground sign 30-feet in height and 160-square feet in area. The applicant is also seeking a variance to allow the placement of a wall sign without public street frontage. The applicant is requesting to place a wall sign on the rear (east side) of the building, which does not have public street frontage but will be placed facing the airport taxiways. B. EXISTING CONDITIONS: The site is located east of Bond Street located on a lease parcel from the Little Rock Airport Commission. The businesses located in this area included airplane hangers and storage. There is a restaurant located in a hanger to the south. Most of the businesses in this area are support and/or related to air service. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site along with the East Little Rock, Hanger Hill and Community Outreach Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Portions of the Crisp Street right of way do not appear to be abandoned. If the deed search shows the right of way to not be abandoned, a petition should be filed to abandon the right of way. 2. Portions of an unnamed right of way running north and south at the east end of the Crisp Street right of way does not appear to be abandoned. If the deed search shows the right of way to not be abandoned, a petition should be filed to abandon the right of way. 3. Modifications should be made to channelize the five (5) legged intersection to improve maneuverability and safety. July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer main relocation required to construct project as shown. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has an underground power line running along the north side of Crisp Drive and extending to a pad mount transformer which is currently located within the area designated for the proposed hangar. This transformer feeds existing buildings and streetlights in the area and will need to be relocated prior to proposed construction. Contact Entergy in advance to discuss load requirements, facilities relocation/layout and the time schedule for the development. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 4 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 area 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 5 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 6 Planning Division: No comment. Landscape: 1. Site plan must comply with the City’s landscape and buffer ordinance requirements. a. Note: Trees will not be required per FAA. 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 on center within the required landscape area. Seventy-five (75) percent of the shrubs to be used for screening purposes shall be evergreen varieties. Shrubs shall be eighteen inches in height at installation. 3. An irrigation system shall be required for developments of one (1) acre or larger. 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: (June 24, 2015) Mr. Joel Miller 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. Miller provide the building coverage of the principal and any accessory structures. Staff also questioned the proposed phasing plan and the proposed parking plan for the site. Public Works comments were addressed. Staff stated portions of the rights of way for Crisp and an unnamed street appeared to still be dedicated public streets. Staff stated as a separate action the applicant should pursue abandonment of these rights of way. Staff stated a modification should be made to the five (5) legged intersection. Staff suggested a portion of the angled parking be redesigned to eliminate one of the potential conflicts with traffic movements on the site. Landscaping comments were addressed. Staff stated with the redevelopment of the site additional landscaping would be required. Staff stated trees were not required to be installed in this area. Staff stated the vehicular use area was to be screened per the typical ordinance requirements. July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 7 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 comments and concerns raised at the June 24, 2015, Subdivision Committee meeting. The applicant has provided the building coverage, clarified the proposed phasing plan and redesigned the five (5) legged intersection within the proposed parking lot. The applicant has indicated landscaping will be provided with the redevelopment of the site per the minimum requirements of the landscape ordinance. The applicant has stated as a separate action, the right of way abandonment(s) will be requested. The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The request is to allow multiple structures to be allowed on a single parcel. TAC Air plans to construct a new general aviation terminal at the Little Rock National Airport containing approximately 11,026 square feet. The applicant also proposes to reconfigure the existing paved parking area. Future plans include the construction of a new airplane-hanger along the northern portion of the lease parcel as demand necessitates. The proposal contains multiple phases. Phase 1 includes the construction of the new general aviation terminal to be initiated within the next twelve (12) months. Phase 2 is the resurfacing and reconfiguration of the parking area south of Crisp Drive which will begin within twenty-four (24) months of approval. Phase 3 includes the reconstruction and resurfacing of the parking area north of Crisp Drive and the construction of the proposed airplane-hanger. This portion of the redevelopment is proposed to begin within sixty (60) months The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. The property is zoned I-2, Light Industrial District. The required front yard setback is 50-feet. The side yard is required at 15-feet and the rear yard at 25-feet. The development is located on a parcel leased from the Little Rock Airport Commission. The setbacks as indicated are adequate to meet the underlying zoning district. The height of the building will be governed by the Adams Field Airport Zoning Ordinance (Little Rock Code of Ordinances Section 7-57). July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 8 The applicant is also requesting a variance to allow a ground sign larger than typically allowed per Section 36-554. The ordinance allows signage in industrial zones to have a maximum height of 30-feet and a maximum sign area of 72 square feet. The applicant is requesting to be allowed to place a ground sign 30-feet in height and 160-square feet in area. The applicant is also seeking a variance to allow the placement of a wall sign without public street frontage. The applicant is requesting to place a wall sign on the rear of the building (on the east side) which will be placed facing the taxiways. Staff is supportive of the variance requests for the placement of the sign without public street frontage and to allow the placement of a ground sign larger than typically allowed in industrial zones. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi-phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review Staff is supportive of the request. The site plan as presented appears to comply with the minimum standards of the subdivision and zoning ordinances. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the phased development as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 36-554 for the placement of wall signage without public street frontage and a ground sign larger than typically allowed per the zoning ordinance. PLANNING COMMISSION ACTION: (JULY 16, 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 from Section 36-554 for the placement of wall signage without public street frontage and a July 16, 2015 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1751 9 ground sign larger than typically allowed per the zoning ordinance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 5 FILE NO.: S-1752 NAME: Little Rock Quarries Subdivision Site Plan Review LOCATION: Located at 16620 Lawson Road DEVELOPER: Troy Robertson Operations Manager, Little Rock Quarries 16620 Lawson Road Little Rock, AR 72010 SURVEYOR: Shoffner Surveying and Mapping Wm Corbitt Shoffner 15 Burkwood Drive Little Rock, AR 72211 AREA: 19.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: Mining PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The applicant is requesting the multiple building site plan review to allow the construction of a new shop building on this property. An existing barn and out building will be removed and the new shop will be constructed near the same location on the property. The building will be a metal building with a concrete slab. The building is proposed containing 5,000 square feet. The site contains a single-family residence which will remain but is currently unoccupied. The applicant is proposing to utilize the existing gravel drive and parking pad. July 16, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1752 2 B. EXISTING CONDITIONS: The property contains a single-family residence and a barn located near the center of the property. The majority of the property is pastureland, as a horse farm was formerly located on the property. There is a creek and pond along the west property line, with portions of the property being wooded. The overall property has varying degrees of slope. The property to the north is undeveloped and zoned Mining. The area to the west is a large lot single-family subdivision. The area to the south is zoned I-2, Light Industrial and O-2, Office and Institutional. The area to the east is the applicant’s existing mining operation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners and residents. All property owners located within 200-feet of the site along with the Crystal Valley and Plantation Acres Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide letter of approval from the Arkansas Department of Health. Entergy: Entergy does not object to the proposal to add a pole barn to the site. Electrical distribution facilities are already on site. The customer should contact Entergy in advance if changes in the electrical service requirements or facilities locations are required. 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. July 16, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1752 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. 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 area 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. July 16, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1752 4 Fire Department: No comment. Parks and Recreation: No comment received. County Planning: 1. Show source of title. 2. Show distances to two (2) land corners and provide state plane coordinates for two (2) points. 3. Provide legal description. 4. Provide contours at minimum 4-foot intervals. 5. Show natural features on property. 6. Show water courses entering tract. 7. Verify ADH that existing septic can accommodate new development. 8. Provide letter from Volunteer Fire Department. 9. Provide storm drainage plan. 10. Show minimum setback required by City of Little Rock Mining District. 11. Verify development meets ADA requirement. 12. Pay $33.00 review fee. 13. Provide FEMA flood panel information. Contact Pulaski County Public Works to determine if any fold development permitting is required. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Troy Robertson was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Robertson provide the proposed signage plan and the proposed building coverage. Staff also requested July 16, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1752 5 Mr. Robertson provide a letter from the Crystal Valley Volunteer Fire Department indicating their knowledge of the proposed project and their ability to serve the new construction. Public Works indicated there were no formal comments related to the development of the site. Staff stated previous actions had dedicated the right of way for the proposed West Loop to meet the Mater Street Plan requirements. Staff noted no landscaping would be required. 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 issues raised at the June 24, 2015, Subdivision Committee meeting. The applicant has provided the proposed signage plan and noted the building coverage is less than five (5) percent of the total site area. The applicant is working to secure a letter from the area volunteer fire department and will provide the approval letter from the fire department prior to construction. The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The request is to allow multiple structures on a single parcel. The applicant is proposing the construction of a new shop building on this property which currently contains a single-family residence. An existing barn and out building will be removed to allow the new shop to be constructed. The building will be a metal building with a concrete slab. The building is proposed containing 5,000 square feet. The single-family residence is currently unoccupied but is proposed to remain on the site. The existing gravel drive will be used to access the new construction. The parking areas around the shop will also be graveled. The areas proposed for gravel are not subject to customer traffic. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. The property is zoned M – Mining. The mining district establishes setbacks as a 50-foot front yard and 35-foot side and rear yards. There is not a height restriction in the mining district. The buildings are proposed with adequate setbacks to meet the minimum requirements of the zoning district. July 16, 2015 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: S-1752 6 Staff is supportive of the applicant’s request. The request appears to comply with the development criteria of the underlying zoning. The use of the new construction will be limited to the repair of the applicant’s equipment operated from the adjacent mining operation and/or his existing paving and construction businesses. 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: (JULY 16, 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. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 6 FILE NO.: Z-5510-P NAME: Lawson Road Office-Warehouse Zoning Site Plan Review LOCATION: Located in the 15400 Block of Lawson Road DEVELOPER: Robert D. Brosius 18411 Witness Oak Way Little Rock, AR 72210 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.98 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-1, Industrial Park District PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07 VARIANCE/WAIVERS: A five (5) year deferral of the boundary street ordinance improvements to Lawson Road. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Ordinance No. 16,161 adopted by the Little Rock Board of Directors February 4, 1992, rezoned the property to I-1, Industrial Park District. I-1, Industrial Park District classification requires site plan approval prior to construction to review compliance with the regulations of the zoning district. The applicant is requesting approval of a zoning site plan review application request to allow future development of this site. The property was used years ago as part of the mining and quarry operation located adjacent to the property on the north side of Lawson Road. The applicant is proposing to construct a 7,200 square foot office/warehouse on the site. The building is proposed as a single story building with a maximum building height of 20-feet. The front of the building will likely have a sand-blasted tilt-panel façade facing Lawson Road. The remainder of the building will consist of metal wall panels. The building will July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 2 have a standing seam metal roof. The site will utilize a subsurface holding tank for wastewater disposal. The existing site is mainly cleared and was previously used as a fill site. The southern boundary of the site is McHenry Creek. The applicant is requesting a five (5) year deferral of the boundary street improvements to Lawson Road. B. EXISTING CONDITIONS: The property is located outside the City limits of Little Rock but within the City’s Extraterritorial Planning Jurisdiction. The property is tree covered adjacent to the McHenry Creek along the southern boundary. There are a number of non-residential uses in the area including a concrete plant, a mining operation and a mini-warehouse. Lawson Road is a county road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners and residents. All property owners located within 200-feet of the site along with the Crystal Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a survey showing the existing floodplain and floodway. Contact Pulaski County Road and Bridge for the conditions of development of this property. 2. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 3. Lawson 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. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from the striped centerline. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 3 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. 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. 8. If a gate is proposed to be installed, the key pad for the gate or the gate should be located no closer than 20 feet from the new back of curb and open to the inside. 9. If gravel is proposed to be surface course of the parking lot, it should be installed per the Low Impact Development standards. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. A minimum undisturbed strip 25 foot wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 12. All driveways shall be concrete aprons per City Ordinance. The driveway radius can be no larger than 15 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide approval letter from the Arkansas Department of Health. Entergy: Entergy does not object to this proposal. A three phase power line exists on the south side of Lawson Road along the northern edge of the property. The customer should contact Entergy in advance as the project develops so electrical service needs and facilities locations can be discussed and planned. CenterPoint Energy: No comment received. AT & T: No comment received. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. 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. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 5 9. 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. 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 6 D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required . Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width . Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Show name of development on the site plan. 2. Show name and address of owner of record. 3. Show source of title. 4. Show name and address of developer. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 7 5. Show date of survey, north arrow, graphic scale, distance to two (2) land corners and provide state plane coordinates for two (2) points. 6. Show surveyor seal and signatures. 7. Provide legal description. 8. Show vicinity map. 9. Show bearings and distances for all lot lines. 10. Provide contours at minimum 4-foot intervals. 11. Show natural features on property. 12. Show water courses entering tract. 13. Show adjacent property owners. 14. Provide zoning information for this property and adjacent property. 15. Provide development summary. 16. Provide source of water. 17. Verify ADH that existing septic can accommodate new development. 18. Provide letter of approval from Volunteer Fire Department. 19. Provide storm drainage plan. 20. Verify site suitability. 21. Adjust building setbacks once right of way for Lawson Road is dedicated. 22. Verify development meets ADA requirements. 23. Pay $33.00 review fee. 24. Provide FEMA flood panel information. Contact Pulaski County Public Works to determine if any flood development permits are required. 25. Dedicate additional right of way by quit claim deed to equal 45-feet from centerline for Lawson Road. 26. Obtain driveway permit from Pulaski County Public Works for any new driveway locations off Lawson Road. CATA: The site is not located on a dedicated CATA Bus Route. 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. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 8 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 south is zoned R-2, Single-family. The average width of the lot is approximately three hundred and fourteen (314) feet, an eighteen foot (18) foot buffer is required adjacent to the east property line. The south buffer as shown is sufficient. 4. 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. 5. 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. 6. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 7. An irrigation system shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Robert D. Brosius was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the proposed site plan. Staff requested the applicant provide the building coverage of the principal and any accessory structures. Staff also requested the applicant provide the proposed parking plan and the proposed signage plan. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 9 Public Works comments were addressed. Staff stated Lawson Road was to be improved per the boundary street ordinance requirements with the development of the site. Staff also requested the applicant provide a survey indicating the limits of the floodplain and the floodway. Staff stated development of the site was to be coordinated with Pulaski County Road and Bridge for development of properties located within the floodplain/floodway. Mr. Brosius asked if the staff had the ability to defer street construction for a period of time. Staff stated it was possible to defer street construction for up to five (5) years with approval by the City Board of Directors. Landscaping comments were addressed. Staff stated the eastern land use buffer appeared to be deficient. Staff stated the minimum width of the land use buffer along the eastern perimeter should be 18-feet. Staff stated screening was required along the eastern perimeter of the site where abutting a less intense zoning. Staff stated landscaping was required between vehicular use areas and the right of way. Staff stated a small amount of building landscaping was required. 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 the technical issues raised at the June 24, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the building coverage and the proposed signage plan. The land use buffer along the eastern perimeter has been increased to comply with the buffer ordinance requirements. The request is for zoning site plan review of this I-1, Industrial Park District zoned property. The review is in accordance with 36-126 of the Little Rock Code of Ordinances. The review is to include parking and landscaping, site of buildings and the compatibility of the proposed development with adjacent uses. The applicant is proposing to construct a 7,200 square foot office/warehouse on this site containing 2+ acres. The building is proposed as a single story building with a maximum building height of 20-feet. The front of the building will likely have a sand-blasted tilt-panel façade facing Lawson Road. The remainder of the building will consist of metal wall panels. The building will have a standing seam metal roof. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 10 The property was used years ago as part of the mining and quarry operation located adjacent to the property on the north side of Lawson Road. The southern boundary of the site is McHenry Creek. This allows for the rear yard buffer to be 60 to 90 feet. The east side yard buffer is proposed at 40-feet. A landscape strip of 25-feet has been indicated on the site plan. The street buffer has been included per the typical ordinance standard. The days and hours of operation are from 8 am to 5 pm Monday through Friday. The site plan does not include the placement of a dumpster. Should a dumpster be requested in the future the dumpster must be placed on the site outside the setbacks and buffer areas. The dumpster must also be screened per typical ordinance standards. The dumpster hours of service must also be limited to daylight hours. The site will utilize a subsurface holding tank for wastewater disposal. Prior to construction the applicant must provide an approval letter from the Arkansas Department of Health stating the proposed septic system and holding tank are adequate to serve the office development’s needs. The applicant is proposing a single ground sign located adjacent to the proposed entrance drive. The sign is proposed consistent with signage allowed in industrial zones or a maximum of 30-feet in height and 72 square feet in area. Building signage will be located on the front façade. The sign area is proposed less than ten (10) percent of the façade area fronting Lawson Road. The applicant is requesting to utilize gravel around the site with the exception of the entrance drive and the parking stalls adjacent to the building. The applicant has indicated the gavel parking is more conducive to his commercial contractor’s business. The City is currently developing guidelines for low impact development to allow parking and drive aisles to be constructed with materials other than concrete or asphalt. The low impact development criteria is intended to allow permeability of surfaces and limit the amount of run-off from sites. The applicant is requesting a five (5) year deferral of the boundary street improvements to Lawson Road. Staff is not supportive of the five (5) year deferral. Staff recommends the applicant ensure there is an 11-foot drive lane on Lawson Road and to provide a 6-foot paved shoulder in-lieu of constructing the typical street improvements per the boundary street ordinance; and additional drive lane, curb, gutter and sidewalk. Staff is generally supportive of the request. Staff feels the development has met the technical aspects of the development criteria for this I-1, Industrial Park District zoned property. To staff’s knowledge there are no remaining outstanding technical issues in need of addressing related to the site plan. July 16, 2015 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-5510-P 11 I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the applicant provide approval from the Arkansas Department of Health for the proposed septic system prior to construction of the building and parking areas. Staff recommends the applicant provide boundary street improvements to include an 11-foot drive lane and a 6-foot paved shoulder on Lawson Road. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had addressed their concerns related to the site design and floodway location. Staff stated the applicant must submit a final stamped site plan prior to construction. 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 Lawson Road be widened to an 11-foot drive lane and the applicant provided a 6-foot paved shoulder to satisfy the boundary street ordinance requirements. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 7 FILE NO.: Z-5936-L NAME: Regions Bank at the Promenade at Chenal Zoning Site Plan Review LOCATION: Located at 7615 Chenal Parkway DEVELOPER: Regions Bank c/o Pinnacle Signs and Graphics 10 Collins Industrial Place Suite 4-A North Little Rock, AR 72115 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.64 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13 VARIANCE/WAIVERS: None requested. BACKGROOUND: On October 7, 2004, the Little Rock Planning Commission reviewed a request for the Promenade at Chenal, a 531,981 square foot open-air, life-style center, which was proposed to be located in Chenal Valley. The shopping center was to be home to a variety of upscale national, regional and local retailers, restaurants and entertainment venues. The development was proposed to be anchored by a 155,000 square foot Dillard’s department store. The center would be designed in a Gothic style. The open-air design of the center replicated a nostalgic Main Street Shopping district. Vehicular access to the Main Street allowed convenient parking in front of the store or restaurant. Extensive sidewalks, landscaping and hardscape were to create a pedestrian-friendly environment ideal for shopping, entertainment and socializing. July 16, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5936-L 2 The French Gothic design style was to showcase buildings and steeply pitched slate roof treatments punctuated by vertical elements such as masonry piers, tall windows and decorative tower elements. Stone and brick square pillars would anchor the entrance features and the corners of the buildings. The materials used were to be warm and earthly such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center reflected the heavily timbered landscape of the Chenal Valley area. The proposal included the development of the site with four lots. The shopping center was to be contained on a single lot and three out parcels were proposed along Chenal Parkway and LaGrande Drive. On November 10, 2005, the Little Rock Planning Commission approved a revision to the previously approved preliminary plat for Tract 5 Chenal Valley. The request was to split the previously proposed large lot into two individual lots and five out parcels resulting in a total of seven lots. Lots 1 and 2 were proposed for the main shopping center development and Lots 3 – 7 were proposed as out parcels. The approval allowed reduced building setback along the common lot line of the proposed lots (Lots 1 and 2). A reduced setback for each of the proposed out parcels was also approved. A cross access parking and utility easement would be recorded as a part of the platting process according to the applicant. No changes were proposed to the applicant’s site plan. On June 22, 2006, the Little Rock Planning Commission approved a revision to the site plan to allow the construction of 289,483 square feet of retail space contained in ten (10) buildings. Seven (7) out parcels were proposed totaling 45,408 square feet. The total square footage of the development proposed was 334,889 square feet. A total of 1,961 parking stalls were indicated on the site plan. Access points were proposed from the abutting roadways with a single access point to Chenal Parkway (a traffic light was proposed at this location), LaGrande Drive and Rahling Road. This approved plan removed Dillard’s and the lot area previously proposed for the Dillard’s development. The applicant indicated the construction materials and design of the center would remain as was previously approved. The materials proposed were warm and earthly tones and materials such as brick stone, precise stone, simulated stucco and simulated slate roofs. With its refreshing openness and strong, vertical lines, the shopping center would reflect the heavily timbered landscape of the Chenal Valley area. On September 14, 2006, the Commission approved a revision to the approved site plan. The applicant proposed a preliminary plat as a part of the site plan review process to allow the creation of out parcels for the site. A total of twelve (12) lots were indicated ten (10) of which were proposed as out parcel lots for the development of stand-alone retail activities including restaurants, one (1) lot containing the shopping center and one (1) tract for future development. July 16, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5936-L 3 The approval included the proposed signage plan for the shopping center and outparcels. Ground signage was to comply with the Chenal Parkway Design Overlay District and wall signage was allowed as in commercial zones per the Zoning Ordinance for percentage coverage. The ground signs were to be monument type signs with a maximum height of eight (8) feet and a maximum sign area of one hundred (100) square feet. The approval allowed façade signage, over-door transom signage and blade signage. The total sign area and lettering height was to be based on the tenant space leased by the retailer but less than typically allowed per the zoning ordinance for wall signage in commercial zones. Signage would be placed on the front and rear of the buildings allowing for two (2) wall signs per tenant. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Regions Bank located in the Promenade at Chenal shopping center is currently limited to two (2) wall signs and one (1) monument sign according to the approved site plan for the shopping center. The bank has multiple street frontages and faces the interior of the shopping center. The south elevation faces St. Vincent Way. The east elevation faces Chenal Parkway and the north elevation faces the interior of the Promenade at Chenal. Permits have been issued for the monument sign located near the drive entrance from St. Vincent Way. Permits for wall signs located on the east elevation, facing Chenal Parkway, and the north elevation, facing the interior of the shopping center, have been issued. This request is to allow a third wall sign on the south elevation, facing St. Vincent Way. The sign is proposed 2-feet 7 ½-inches in height and 16-feet 1 ¼-inches in length for an overall sign area of just over 40 square feet. B. EXISTING CONDITIONS: The shopping center has developed as well as a number of the outparcels. This property is currently under construction for a new branch bank. There is a McDonalds located to the north and a new Home Goods Store within the shopping center development. Across St. Vincent Way is a vacant tract zoned PCD for multiple restaurant sites and retail center. To the west and on the south side of St. Vincent Way is a property zoned POD which is being developed by St. Vincent’s as a medical office complex with future plans for a hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200-feet of the site were notified of the public hearing. There is not an active neighborhood association located near this project. July 16, 2015 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-5936-L 4 D. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated the only item being requested was the allowance of a third wall sign for the branch bank. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the June 24, 2015, Subdivision Committee meeting. The request is to allow a third wall sign on Regions Bank located at the Promenade at Chenal shopping center. The site plan review approval allowed each business located within the shopping center to have two (2) wall signs. The outparcels were approved with one (1) monument style ground sign. The bank has multiple street frontages and faces the interior of the shopping center. The south elevation faces St. Vincent Way. The east elevation faces Chenal Parkway and the north elevation faces the interior of the Promenade at Chenal. Permits have been issued for the monument style ground sign located near the entrance drive from St. Vincent Way. Permits for two (2) wall signs have been issued. The sign located on the east elevation, facing Chenal Parkway and the north elevation facing the interior of the shopping center. The applicant is requesting to be allow a third wall sign on the south elevation which faces St. Vincent Way. This third sign is proposed 2-feet 7 ½-inches in height by 16-feet 1 ¼-inches in length for an overall sign area of just over 40 square feet. Staff is supportive of the request. Staff does not feel the placement of the third sign as proposed will have an adverse impact on the development or the area. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow Regions Bank to place a third wall sign as proposed. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow Regions Bank to place a third wall sign as proposed. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 8 FILE NO.: Z-1605-A NAME: Baseline Plaza Short-form PCD LOCATION: Located at 7700 Baseline Road DEVELOPER: Jeff Bell 11600 Kanis Road Little Rock, AR 72211 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.30 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District ALLOWED USES: General Retail PROPOSED ZONING: PCD PROPOSED USE: Add special events center as an allowable use VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from C-3, General Commercial District to PCD (Planned Development Commercial) to allow the addition of an events center as an allowable use. The applicant is requesting to retain the allowance of the C-3, General Commercial Zoning District uses as allowable uses for the shopping center. The applicant is proposing to finish out two (2) bays containing 1,750 square feet each for a total of 3,500 square feet as a multi-purpose events center. This center will be available as a rental to hold events such as weddings, birthday parties, family reunions and graduation parties, as well as, church services. According to the applicant there have been July 16, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-1605-A 2 several requests from churches in the area for lease space to hold regular church services. Ownership and management would prefer to rent to a regular customer that has an ongoing need for meeting space. There has also been interest from businesses in the center and the surrounding area to have a space to do company training and other company functions. The rental will be professionally managed through a property management division that is currently responsible for the center. The center will provide room, tables and chairs, as well as, an area to hold and serve catered food. There will be no provision for cooking or baking in the center so any food will be brought in by the user or by a caterer. B. EXISTING CONDITIONS: The property contains a strip center with a mix of uses including a restaurant, barber shop and office uses. A few of the bays are vacant. The Baseline Road railroad overpass is located south of this site with a church located across Baseline Road. There are convenience stores located to the east of this site at the intersections of Baseline and Chicot Roads on both the northwest and southeast corners. There is a grocery store located to the southeast. Also to the east along Chicot Road is an early childhood education 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 Chicot, Cloverdale and West Baseline Neighborhood Associations 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer easement(s) must be retained. Contact Little Rock Wastewater Utility for additional information. July 16, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-1605-A 3 Entergy: Entergy does not object to this proposal to add an events center as an allowable use for this property. The customer should contact Entergy in advance if changes in the electrical service requirements or locations to the existing buildings are required. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 July 16, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-1605-A 4 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 area 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 site is located on CATA Bus Routes 17 and 17A – Mabelvale- Downtown and Mabelvale-UALR. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial District) to allow for an Events Center in the structure at the northwest corner of Chicot Road and Baseline Road. July 16, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-1605-A 5 Master Street Plan: Baseline Road and Chicot Road are both shown as a Principal Arterials on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline and Chicot Roads since they are Principal Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: Any dead, missing or damaged landscaping is to be replaced. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 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 total square footage of the existing building and the total number of parking spaces. Staff also requested the applicant provide the days and hours of operation for the special events center. Staff also requested information concerning the proposed signage plan. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk damaged in the right of way should be repaired and replaced prior to occupancy. Landscaping comments were addressed. Staff stated any dead, missing or damaged landscaping should be replaced with the application request. 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 June 24, 2015, Subdivision Committee meeting. The revised plan indicates additional striping within the existing paved area to increase the available parking. The applicant has also provided the square footages of the existing and proposed uses for the shopping center. The shopping center contains 24,647 square feet. Of the space the applicant has indicated 8,667 square feet will be office use, 1,000 square feet for retail use, July 16, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-1605-A 6 2,160 square feet for restaurant use and 9,320 square feet for warehouse or storage. The applicant also indicates a maximum of 3,500 square feet will be used as the special events center. Parking as typically required per the zoning ordinance would be 21 parking spaces for the office use, 3 parking spaces for the commercial use, 21 parking spaces for the restaurant use and 9 parking spaces for the warehouse or storage for a total of 54 parking spaces. The events center would typically require one (1) space per one hundred (100) gross square feet of floor area or 35 parking spaces. For the shopping center with the use mix proposed the ordinance would typically require 85 parking spaces. Based on the revised site plan the applicant indicates there are 75 parking spaces available. The applicant has indicated building signage and an existing ground sign will be used to serve the development. Building signage will be limited to a maximum of ten (10) percent of the façade area abutting Baseline Road. The existing ground sign will be utilized which is ten (10) feet by thirty (30) feet for a sign area of 300 square feet The applicant has indicated the hours of operation for the events center. The events center will operate from 8 am to 2 am seven (7) days per week. The applicant has indicated the rental rates based on ½ day, Mid-day, Extended day, All day and Extended all day. The applicant indicates a security deposit is required by the renter. The applicant states although there are two (2) bays, the events center will not be available for rental by two (2) different users at one (1) time. Staff is not supportive of the applicant’s request. The parking indicated on the site plan does not meet the typical minimum requirements for the use mix. Currently there is a large percentage of the space being used for storage and warehousing. Should this use change and become a retail or office use these uses would create a greater parking demand than currently exists. In addition the applicant is requesting the hours of operation to be extended to 2 am seven (7) days per week. Staff has concerns with the special events center operating with a 2 am closing time. Staff does not feel the application as filed is appropriate. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. July 16, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-1605-A 7 PLANNING COMMISSION ACTION: (JULY 16, 2015) Mr. Jeff Bell was present representing the request. There were registered objectors present. Staff presented the item stating the applicant had amended the request to limit the hours of operation for the events center from 8 am to 10 pm seven (7) days per week. Staff stated the applicant had also indicated the approval of the events center would be limited to the current ownership of the shopping center and would not transfer without prior review and approval. Mr. Bell addressed the Commission stating this was not the first events center for the owners. He stated there were two (2) other locations in other cities which provided space for rental by individuals or groups for special events. He stated in the past 36 months there had been 13 churches requesting to rent space at this location. He stated based on renovation cost they were not able to enter into a long term lease. He stated the owner would provide the renovations for the space and the space would be marketed to groups for special meeting space or for worship service. Mr. Troy Laha addressed the Commission in opposition of the request. He stated his home was located a few blocks away and he was opposed to the request. He stated an events center did not fit this area. He stated the hours of operation had a tendency to go beyond the hours approved. He requested the Commission deny the request. Ms. Pat Gee, Vice-President of Southwest Little Rock United for Progress (SWLR UP), addressed the Commission in opposition of the request. She stated SWLR UP had voted unanimously to oppose the request. She stated traffic in the area was very heavy. She stated the site was located across the street from a church. She stated there would be a birthday party for a five (5) year old and a birthday party for a 25 year old and the refreshments for both were significantly different. She questioned the hours of operation for the events center. Ms. Nan Howard addressed the Commission in opposition of the request. She stated her church was located across the street from the proposed events center and the church was opposed to the request. She stated traffic in the area was very heavy. She stated access to the site was from the Kum and Go convenience store or a right turn out only drive on the west end of the development. She requested the Commission deny the request. Ms. Janice Stalmaker addressed the Commission in opposition of the request. She stated she was a resident of Valley Drive and a member of the Life Line Baptist Church. She stated all had already been said. She stated the events center was not needed for the church or the community. July 16, 2015 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-1605-A 8 Mr. Bell stated traffic was a concern. He stated there were currently 22,000 vehicles per day on Baseline Road and 20,000 vehicles per day on Chicot Road. He stated the space would be renovated by the owner. He stated there had been a number of leases in the past that had fallen through after the cost of renovation had been received. He stated once a long term user was secured the site would no longer offer the site as an events center. The Commission questioned how the hours of operation were enforced. Mr. Bell stated video and the ability to lock the center where access could not be obtained. He stated also the maintenance person would start cleaning the site at the end time of the event to further ensure the times were not extended beyond the approved hours. A motion was made to approve the request as presented by staff. The motion failed by a vote of 5 ayes, 6 noes and 0 absent. July 16, 2015 ITEM NO.: 9 FILE NO.: Z-3371-ZZ Name: Baptist Health College PCD Revocation and Rezoning Owner: Baptist Health Applicant: Robert Brown Development Consultants Inc. Location: Located at 11900 Colonel Glenn Road Area: 16.58 acres Request: PCD Revocation and restoration of the underlying C-2, Shopping Center and C-3, General Commercial District zoning and a Rezoning to C-3, General Commercial District Purpose: Nursing College Existing Use: Nursing School Surrounding Land Use and Zoning: North – Undeveloped C-2, Shopping Center District zoned property South – Across Colonel Glenn Road is a convenience store, bank, automobiles sales East – Developed C-2, Shopping Center District zoned property with restaurants and auto sales West – Across South Bowman Road, Office warehouse A. Public Works Comments: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. 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. 3. A 40 foot radial dedication of right-of-way is required at the intersection of Colonel Glenn Road and Bowman Road. July 16, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-3371-ZZ 2 4. At the time of future 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. B. Public Transportation: The site is not located on a dedicated CATA Bus Route. C. Public Notification: 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. D. Land Use Element: This request is located in the I-430 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 C-2 (Shopping Center District) then to C-3 (General Commercial District) to allow for the building to be used as Baptist Nursing College and support services to Baptist Hospital. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial and Bowman Road is shown as a Minor Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. 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 Springer Avenue since it is a Minor Arterial. 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 both Bowman and Colonel Glenn Roads. Bike Lanes provide a portion of the pavement for the sole use of bicycles. E. ANALYSIS: The Planning Commission reviewed a request to rezone the site from C-3, General Commercial District and C-2, Shopping Center District to PCD and allow the creation of a preliminary plat at their January 24, 2013, public hearing. The July 16, 2015 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-3371-ZZ 3 preliminary plat included two (2) lots. Lot 1R was proposed for automobile sales and service and automobile collision repair and Lot 2 was proposed for inventory storage and future C-2, Shopping Center District uses. The Little Rock Board of Directors approved this request by the adoption of Ordinance No. 20,696 on February 19, 2013. At the time of approval Baptist School of Nursing was to move to a new site along Cantrell Road. This move did not occur thus the site was not redeveloped with the automobile related activities. Baptist School of Nursing has changed their educational format and is now offering credits to receive college degrees. The C-2, Shopping Center District designation allows for a Business or trade school but the designation does not allow for a college. The applicant’s request is to revoke the PCD zoning and restore the previously held C-2, Shopping Center District and C-3, General Commercial District zoning designations. In addition the applicant is requesting to rezone the C-2, Shopping Center District portion of the site to C-3, General Commercial District to allow Baptist Health College to be in compliance with the zoning classification. Staff is supportive of the revocation request as well as the rezoning request. Staff views the request reasonable. The proposed C-3, General Commercial zoning is consistent with the City’s Future Land Use Plan designation and does not require a change to the Land Use Plan. The college and associated parking currently occupy the property. Staff feels the rezoning of the site to C-3, General Commercial District is appropriate. F. STAFF RECOMMENDATION: Staff recommends approval of the requested revocation of the currently approved PCD and the rezoning of the property to C-3, General Commercial District. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested revocation of the currently approved PCD and the rezoning of the property to C-3, General Commercial District. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 10 FILE NO.: Z-6219-F NAME: Bella Rosa Drive Revised Long-form PCD LOCATION: Located at 16101 Cantrell Road DEVELOPER: AR Children’s Hospital c/o Kent Taylor Cromwell Architects and Engineers 101 Spring Street Little Rock, AR 72201 ENGINEER: McGetrick Engineers 10 Otter Court, Suite A Little Rock, AR 72210 AREA: 7.5 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Office/Warehouse – Mini-warehouse development PROPOSED ZONING: Revised PCD PROPOSED USE: Same – A revision to the hours of operation for Children’s Hospital Clinic VARIANCES/WAIVERS REQUESTED: None requested. The applicant failed to provide notice to the property owners within 200 feet as required by the Commission’s By-laws. Staff recommends deferral of this item to the August 27, 2015, public hearing. July 16, 2015 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6219-F 2 PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide notice to the property owners within 200 feet as required by the Commission’s By-laws. Staff presented a recommendation of deferral of the item to the August 27, 2015, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 11 FILE NO.: Z-6610-A NAME: Fitness for Life Short-form PD-O LOCATION: Located at 9414 Colonel Glenn Road DEVELOPER: Curtis White 5911 Timber Side Road Little Rock, AR 72204 SURVEYOR: Blaylock Threet Engineers, Inc. 1510 South Broadway Little Rock, AR 72202 ARCHITECT: Woods Group Attn. Ron Woods 2200 Main Street Little Rock, AR 72206 AREA: 1.136 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-O ALLOWED USES: Office PROPOSED ZONING: Revised PD-O PROPOSED USE: Health studio or spa VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 17,490 adopted by the Little Rock Board of Directors on February 16, 1999, rezoned the site from R-3, Single-family to PD-O. The approval allowed the use of an existing one story frame residential structure as an office use. July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 2 The approval also allowed the construction of a 50-foot by 60-foot frame accessory building immediately north of and behind the existing structure. It does not appear the accessory structure was constructed on this site. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a revision to the previously approved PD-O to allow the redevelopment of the site with a new fitness center. The structure is approximately 9,800 square feet and is comprised of a training room, equipment room, ½ gym floor, men and women restrooms with locker areas and showers, office and a small café. No cooking will occur on the premises and only pre-packaged food items will be sold. The site plan includes 20 parking spaces. The owner is a trainer and his clients are scheduled to use the facility by appointments. The facility is not open to the general public as a typical health studio spa may be. B. EXISTING CONDITIONS: This area along Colonel Glenn Road contains a mixture of uses and zoning. There is a church located immediately east of the proposed site, with single-family residences to the west and south across Colonel Glenn Road. A utility contracting business is located further west along the south side of Colonel Glenn Road, with the Farmer’s Association farm supply business located across Colonel Glenn Road to the southwest. 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, the Tall Timber, the West Heights Place and the Westwood Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 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 the street including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. AHTD denied the proposed street improvements as proposed by Public Works staff. A payment in-lieu of July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 3 construction for the widening of Colonel Glenn Road for the local contribution to a future AHTD widening project should be provided. If the in-lieu payment is not used in 10 years, the applicant can request the payment returned, with interest. 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. 6. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 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 Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 8. How is the adjacent property to the west proposed to take access? The neighbor's driveway appears to take access from the subject property. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase power line exists on the north side of Colonel Glenn Road along the south side of the property. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 4 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. 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. July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 5 9. 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. 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. 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 July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 6 entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends . Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is located on CATA Bus Route #14 – the Rosedale Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . Planning Division: This request is located in the I-430 Planning District. The Land Use Plan shows Office (O) for this property. The Office (O) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from PDO (Planned District Office) to PDO (Planned District Office) to allow the construction of a physical fitness center on the site. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 7 through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn 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 Lane is shown along Colonel Glenn 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. 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 and shrubs are required to be placed adjacent to street right-of-way. Plant material is to be provided at the rate of one (1) tree and three (3) shrubs for every 30 linear feet. Existing trees and vegetation can be used to satisfy landscape requirements. 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. There is approximately seven thousand five hundred (7,500) square feet of vehicular use area. Approximately six hundred (600) square feet of interior landscape area will be required. 6. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. An irrigation system shall be required for developments of one (1) acre or larger. 8. 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. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 8 G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) The applicant was present. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested additional information concerning the proposed use of the property. Staff requested the applicant provide the proposed signage plan, the days and hours of operation and the location of any proposed dumpster facilities and the days and hours of dumpster service. Public Works comments were addressed. Staff stated a dedication of right of way was required to meet the master street plan requirement. Staff stated the property was located on a State Highway. Staff stated the Highway Department had denied staff’s request for widening of Colonel Glenn Road. Staff stated in-lieu of widening they were requesting a payment equal to the cost of the widening to be held by the City for a match should the State widen the street. Staff stated the property to the east appeared to take access across this property. Staff stated an access easement should be granted to allow their driveway to remain as currently configured. Staff stated moving the driveway on this site and to the west was a concern due to the sight distance to the west along Colonel Glenn Road. Landscaping comments were addressed. Staff stated buffers would be required around the site’s perimeters. Staff stated eight percent (8%) of the vehicular use area must be designated for green space. Staff stated for developments less than one (1) acre irrigation was not required but a water source within 75-feet was to be provided. 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 issues raised at the June 24, 2015 Subdivision Committee meeting. The applicant has provided the proposed signage plan, the days and hours of operation proposed use of the property and noted there will not be a dumpster located on the site. The structure is approximately 9,800 square feet. Within the building is a training room, equipment room, ½ gym floor, men and women restrooms with locker areas and showers, office and a small café. No cooking will occur on the premises and only pre-packaged food items will be sold. The facility is not open to general public on a walk in basis. The fitness center owner trains one on one July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 9 and fitness classes. Outdoor activities may occur with the fitness center. Any area of outdoor activity will be screened by a wood fence. The hours of operation are Monday through Saturday from 5:00 am to 9:00 pm and Sunday from 2:00 pm to 6:00 pm. The applicant has indicated a single ground sign will be placed along Colonel Glenn Road. The sign will comply with signage allowed in office zones or a maximum of 6-feet in height and 72 square feet in area. Building signage will be placed on the front facades of the building and along the south side with frontage on Colonel Glenn Road. Signage is proposed to comply with signage allowed in office zones or a maximum of ten (10) percent of the façade area. The building will be a combination of brick, masonry and EFIS with aluminum fascia trim. The maximum building height is 29-feet for all the buildings. The applicant has indicated a payment in-lieu of street construction will be provided along Colonel Glenn Road. The applicant has indicated a dedication of right of way as per the Master Street Plan will be provided. The applicant has indicated an easement will be provided to the adjacent property owner to allow their existing driveway to remain. Staff is supportive of the applicant’s request. The applicant is proposing a revision to the previously approved Planned Development to allow a fitness trainer, health studio or spa, to construct a new building on the site. The applicant has indicated compliance with the landscape and buffer ordinances will be adhered to upon redevelopment of the site. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the applicant provide an in-lieu payment for the cost of street construction to Colonel Glenn Road. PLANNING COMMISSION ACTION: (JULY 16, 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 July 16, 2015 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6610-A 10 the agenda staff report. Staff presented a recommendation the applicant provide an in-lieu payment for the cost of street construction to Colonel Glenn Road. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 12 FILE NO.: Z-6238-A NAME: Bowman Road Retail Development Short-form PCD LOCATION: Located at 1400 and 1404 South Bowman Road DEVELOPER: Ron and Freda Woods, Inc. 2200 Main Street Little Rock, AR 72206 SURVEYOR: Blaylock Threet Engineers, Inc. 1510 South Broadway Little Rock, AR 72202 ARCHITECT: Woods Group Attn. Ron Woods 2200 Main Street Little Rock, AR 72206 AREA: 2.44 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: Health studio or spa VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 17403 adopted by the Little Rock Board of Directors on February 18, 1997, rezoned the property from R-2, Single-family to PCD. The approval allowed the development of the site with six (6) mini-warehouse buildings and a combined office/caretaker apartment structure. The existing frame house was to be July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 2 removed. The approval was appealed to the 6 th Division of the Chancery Court of Pulaski County, Arkansas. The rezoning was overturned by the Courts and the property was returned to R-2, Single-family zoning. Document No. 1997-1480 outlines the basis of the appeal and the court’s reasoning for overturning the rezoning request. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The request is approval of a Planned Commercial Development for the property located at 1400 and 1404 South Bowman Road. The development will comprise three (3) separate structures on 2.5 acres of land. The three (3) facilities are: Uncle T’s Market: a 5,650 square foot convenience store and delicatessen which sells groceries, beverages, fresh meats, soups and sandwiches. A small dining area of approximately 24 seats is proposed within the delicatessen area. A salon: the salon will be on the executive office style of lease space. The building is proposed containing 6,400 square feet. There will be 20 – 30 leasable rooms and the tenants will share a break room and public toilets. Each operator will have their own separate space setup as individual salon businesses under one roof. Fitness 4 Life: The structure is approximately 9,908 square feet and is comprised of a training room, equipment room, ½ gym floor, men and women restrooms with locker areas and showers, office and a small café. No cooking will occur on the premises and only pre-packaged food items will be sold. The site plan indicates 85 parking spaces for the development. B. EXISTING CONDITIONS: The site is tree covered, the former single-family homes have been removed. Across the street from the site is the skating center and southeast is an office warehouse development. South of the site is a large parcel which contains a single-family home. North of the site are a number of properties zoned PCD which are developed with mini-warehouse, retail and office uses. West of this site 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 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. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 3 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from street centerline. Curb alignment with the existing curb to the north should be considered. 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 the development proposed to be constructed in one (1) phase? If not, is an advanced grading variance being requested to advance grade future phases with construction of Phase 1? 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. 6. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 7. The access to the property should be shared with the property to the north. The development to the north was approved conditioned on the access being shared between these properties. 8. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 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. 10. 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. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 4 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase power line exists on the west side of South Bowman Road along the east side of the property. The entry drive to the new property may require wire height adjustments to allow clearance for construction vehicles underneath the lines. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this project proceeds. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 5 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 area 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. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 6 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 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. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 7 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. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District (STD) for this property. This 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 R-2 (Single Family District) to PCD (Planned Commercial District) to allow the development of retail uses 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. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 8 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. 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 west is zoned R-2, single-family. Provide required screening on the west property line. 4. 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. 5. Trees and shrubs are required planed 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. 6. The approximate depth of the lot is six hundred and thirty (630) feet. A thirty-eight (38) foot street buffer will be required. 7. 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. 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. 10. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 9 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: (June 24, 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 and the location and construction materials of any proposed fencing. Staff questioned if there would be an order menu board for the proposed drive-through. Staff questioned the proposed phasing plan for the development. Public Works comments were addressed. Staff stated a dedication of right of way for South Bowman Road was required. Staff stated with the development of the site South Bowman Road was required to be widened to 29.5-feet from centerline. Staff stated the City’s stormwater detention ordinance would apply to the redevelopment of the site. Landscaping comments were addressed. Staff stated screening was required along the sites western perimeter. Staff stated a perimeter planting strip of nine (9) feet was required around the site’s perimeter where adjacent to paved areas. Staff stated building landscaping would be required with the construction of the new buildings. 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 associated with the request. The revised plan has indicated the construction materials, the proposed signage plan and the location of any dumpster facilities. The plan has not included the placement of an order menu board for the proposed drive-through. Should a menu board be installed screening of the menu board must comply with the provisions of Section 36-298. The applicant has indicated right of way dedication along South Bowman Road. The minimum planting strips per the landscape ordinance have been provided. A note on the plan indicates screening will be provided adjacent to the residentially zoned properties. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 10 The request is approval of a Planned Commercial Development for the property located at 1400 and 1404 South Bowman Road. The development plan includes three (3) separate structures on 2.5 acres of land. The development will be phased based on market demand. Uncle T’s Market is proposed as a 5,650 square foot convenience store and delicatessen which sells groceries, beverages, fresh meats, soups and sandwiches. A small dining area of approximately 24 seats is proposed within the delicatessen area. The market will operate from 6:00 am to 11:00 pm seven (7) days per week. The plan includes a salon proposed as executive office style of lease space. The building is proposed containing 6,400 square feet. There will be 20 – 30 leasable rooms and the tenants will share a break room and public toilets. Each operator will have their own separate space setup as individual salon businesses under one roof. The salon will operate from 7:00 am to 10:00 pm Monday through Saturday. The rear building is proposed as Fitness 4 Life, a health studio or spa. The structure is approximately 9,800 square feet. Within the building is a training room, equipment room, ½ gym floor, men and women restrooms with locker areas and showers, office and a small café. No cooking will occur on the premises and only pre-packaged food items will be sold. The facility is not open to general public on a walk in basis. The fitness center owner trains one on one and fitness classes. Outdoor activities may occur with the fitness center. Any area of outdoor activity will be screened by a wood fence. The hours of operation are Monday through Saturday from 5:00 am to 10:00 pm. The Market and 34 parking spaces will be constructed in the first phase. The salon and 31 parking spaces will be constructed in the second phase and the Fitness 4 life will be constructed along with 20 parking spaces in the final phase. The site plan indicates upon final development 85 parking spaces will be constructed. The applicant has indicated a single ground sign will be placed along South Bowman Road. The sign will comply with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage will be placed on the front facades of the buildings. Signage is proposed to comply with signage allowed in commercial zones or a maximum of ten (10) percent of the façade area. Uncle T’s Market and the Salon are proposing to place signage on the front façade, north, and also to place signage on their east July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 11 façade, which fronts South Bowman Road. The sign area will comply with the zoning ordinance requirements with regard to commercial building signage or limited to ten (10) percent of the façade area. The north, west and east elevations of Uncle T’s will be primarily glass, aluminum storefronts, EIFS and/or masonry. The south elevation or the rear of the building will be metal building wall panels. The salon will be constructed of similar materials. The Fitness 4 Life building on the north, east and south elevations will be a combination of EIFS and masonry with punched windows. The west elevation or rear of the building will be metal building walls. The maximum building height is 29-feet for all the buildings. Staff is supportive of the request. The site is indicated on the City’s Future Land Use Plan as Service Trades District which allows for mixed use developments to occur. The plan includes a multi-phased development with the market constructed in the first phase. To staff’s knowledge there are no outstanding technical issues associated with the request. Staff feels the development plan 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: (JULY 16, 2015) The applicant was present. There were registered objectors present. Staff presented the item stating there were supportive of the requests. Staff stated prior to the issuance of a building permit maintenance agreements with the adjacent property owners for the shared driveways were required. Mr. Ron Wood addressed the Commission as the developer. He stated his family owned Uncle T’s and had a great many of years. He stated Uncle T’s was a family owned convenience store with a small deli for sandwiches. He stated the current location was a Daisy Bates and Martin Luther King. He stated the family was ready to expand and felt this location was the perfect location. He stated the store was not a big box store but a small grocery with a deli. Ms. Ira Chiddix addressed the Commission in opposition. She stated her home was located on Cherry Brook just behind this proposed development. She stated she was concerned with the noise and the hours of operation. She stated there were other areas July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 12 for commercial development and did not feel this was the location for a commercial development with the hours as proposed. Ms. Jean Koeninger addressed the Commission in opposition of the request. She stated her home was located on Cherry Brook Drive behind the proposed development. She stated there was a power line located behind her home and a wooded buffer. She stated she was not opposed to development if the buffer was maintained. She stated there was currently some noise from the skate center located across Bowman Road. She stated traffic was a concern. She stated the intersection of Kanis and Bowman was a very congested intersection. She stated public safety was a concern with an increase in traffic. Mr. David Dougherty addressed the Commission in opposition of the request. He stated his home was located on Cherry Brook Drive behind the proposed development. He stated when he purchased his home he understood the area would not develop as residential. He stated he felt at the time the area would develop as the other frontage along Bowman Road with one (1) building and not three (3) buildings into the site. He stated he was concerned with the hours of operation. He stated lighting was a concern. He stated buffering and retention of existing vegetation was also a concern. He stated a privacy fence was six (6) feet and a potential building would be 29 feet high. Mr. Matt Chandler addressed the Commission stating his concern had been addressed. He stated the developer was required to provide maintenance agreements with the adjoining property owner prior to construction. He stated the shared drive to the south also minimized his concern. Mr. Wood stated his development would be in three (3) phases with the third phase being unlikely. He stated the Commission had approved a request on the consent agenda for the fitness center and it was unlikely he would open two (2) centers. He stated lighting would be low level and directional as required by the ordinance. He stated the hours of operation for the fitness center would not be as indicated. He stated the hours would be from 5 am to 9 pm daily. He stated the hours for Uncle T’s would be from 7 am to 10 pm Monday through Thursday and from 7 am to 11 pm Friday and Saturday. He stated Sunday hours would be from 9 am to 7 pm. He stated the site would maintain a 50-foot undisturbed buffer along the western perimeter. He stated the fitness center would not have any outdoor activity. He stated drainage on the site was to the east and south. The Commission questioned staff as to why they felt the development was appropriate. Staff stated the site was shown on the future land use plan as service trades district. Staff stated the development was proposed as a mixed use development which they felt was appropriate for the site. Staff stated the development fit the plan and the zoning pattern in the area. July 16, 2015 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-A 13 A motion was made to approve the request including all staff recommendations and comments. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 13 FILE NO.: Z-8009-A NAME: ALR Ark Properties LLC Short-form PD-I LOCATION: Located at 5000 South Shackleford Road DEVELOPER: ITR Construction 5104 Sarna Drive North Little Rock, AR 72118 ENGINEER: Holloway Engineering, Surveying and Civil Design, PLLC 200 Casey Drive Maumelle, AR 72113 AREA: 4.636 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: I-1, Industrial Park District ALLOWED USES: Industrial Park PROPOSED ZONING: PD-I PROPOSED USE: Auto paint or body rebuilding shop VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drives located on South Shackleford Road and Clearwater Drive to be located closer to the intersection than the minimum distance required by the Little Rock Code of Ordinances. BACKGROUND: Ordinance no. 19,534 adopted by the Little Rock Board of Directors on May 16, 2006, rezoned the site from R-2, Single-family to I-1, Industrial Park District. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a rezoning of the site from I-1, Industrial Park District to PD-I, Planned Development Industrial, to allow the construction of a new auto paint or body rebuilding shop. The site plan includes the construction of a July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 2 23,420 square foot body shop with 200 parking spaces. The proposal includes a future building expansion area containing 9,200 square feet. Two (2) drives are proposed. One (1) from South Shackleford Road and the second from Clearwater Drive. The drives require a variance from Sections 30-43 and 31-210 to allow the drives located on South Shackleford Road and Clearwater Drive to be located closer to the intersection than the minimum distance required by the Little Rock Code of Ordinances. B. EXISTING CONDITIONS: The property is currently undeveloped and tree covered. All surrounding properties are zoned I-1, Industrial Park District with the exception of the property immediately to the south which is zoned POD and contains an office development, Little Rock Wastewater. Undeveloped property is located across South Shackleford Road to the east. A Little Rock Wastewater and Central Arkansas Water facilities are located across Clearwater Drive to the west. Office-warehouse type developments are located to the north. 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 Tall Timber Property Owners 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 Shackleford Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 3 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. Shackleford 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. 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 Traffic Engineering, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. 8. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Traffic Engineering, Travis Herbner, therbner@littlerock.org or at 501.379.1805 for additional information. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways should be located 150 feet from side property lines and 300 feet from intersections and other driveways. A variance must be obtained for the proposed driveway locations. 10. If the facility will be accessed by semi-trucks delivering and picking up vehicles, provide a plan with turn movements to show a WB-67 vehicle can maneuver within the site. No loading or offloading is allowed within the public right-of-way. 11. Show location of fencing and gates. The gates should be located at least 20 feet from the proposed back of curb. No obstruction should be placed within the 50 feet sight triangle at all intersections. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. A three phase power line exists on the west side of South Shackelford Road along the eastern edge of the property. The customer should contact Entergy in advance as the project July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 4 develops so electrical service needs and facilities locations can be discussed and planned. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 5 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 area 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 6 D105.2 Width . Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that 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. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 7 Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . Planning Division: This request is located in the 65 th Street West Planning District. The Land Use Plan shows Service Trades District (STD) for this property. This 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 I-1 (Industrial Park District) to PDI (Planned District Industrial) to allow the development of an auto body shop on the site. Master Street Plan: Shackleford 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 Shackleford 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: A Class II Bike Lane is shown along Shackleford Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 8 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 average depth of the lot is approximately four hundred and thirty-seven (437) feet, a twenty-six foot (26) foot buffer is required on the west side of the property adjacent to Clearwater Road. 4. The average width of the lot is approximately four hundred and sixty (460) feet, a twenty-eight foot (28) foot buffer is required on the south side of the property adjacent to Clearwater Road. 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 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. 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. 8. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 9. 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. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 9 10. An irrigation system shall be required for developments of one (1) acre or larger. 11. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 12. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Brian Carney and Mr. Mark Redder were present representing the request. 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 location of any proposed dumpsters, the maximum building height and details of any proposed fencing. Public Works comments were addressed. Staff stated South Shacklefrod Road was to be constructed with curb, gutter and sidewalk to 29.5-feet from centerline. Staff stated a grading permit was required prior to any land clearing or grading activities. Staff stated driveway locations and widths did not meet the traffic access and circulation requirements. Staff requested the applicant provide the location of any fencing and gates. Staff stated no obstruction should be placed within 50 foot sight triangle at all intersections. Landscaping comments were addressed. Staff stated interior landscaping was required equal to eight (8) percent of the paved area. Staff stated a minimum perimeter planting strip of nine (9) feet was required adjacent to paved areas. Staff stated an irrigation system was required for developments one (1) acre and larger. Staff stated screening of vehicular use areas was required from the street side. Staff stated damaged vehicles required screening from the adjoining properties and street side. 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 issues raised at the June 24, 2015, Subdivision Committee meeting. The revised plan has reduced the paved area, located the proposed dumpster and included a note concerning the proposed fencing material. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 10 The applicant is requesting a rezoning of the site from I-1, Industrial Park District to PD-I, Planned Development Industrial, to allow the construction of a new auto paint or body rebuilding shop. The site plan includes the construction of a 23,420 square foot body shop and a future building expansion containing 9,200 square feet. The building is proposed as a single story building with a maximum building height of 29-feet. The site plan indicates 11.6 percent building coverage with a 16.2 percent coverage with the future addition. Two (2) drives are proposed. One (1) from South Shackleford Road and the second from Clearwater Drive. The drives require a variance from Sections 30-43 and 31-210 to allow the drives located on South Shackleford Road and Clearwater Drive to be located closer to the intersection than the minimum distance required by the Little Rock Code of Ordinances. The applicant has indicated the stalls within the repair shop will be used for vehicles that are in the repair process. The future expansion area is intended to facilitate the planned growth of the Collision Center operations. It will house the same functions as the current proposed facility. The parking area will be expanded in the northwest quarter of the site to replace the displaced parking and support the increased workflow. This will require a revision of the PD-I for review of the site plan. The proposed development will be collision repair and glass repair. The primary customer base will be referrals from the nearby dealerships. This facility will not offer wrecker service and will not serve as a dedicated impound lot. Vehicles delivered by retail customers will be inspected onsite and an estimate provided for repairs. The vehicle will then be located behind the opaque barrier to await repairs. Vehicles delivered via tow truck or car hauler will be dropped behind the opaque fence. Very few totaled vehicles will be located on site as these are usually stored at an impound lot prior to resolution of insurance claims. These types of repairs are not the primary market of this repair shop. The property will not be used for direct sale of vehicles at any time. No sales persons will be employed on site and no customers will be allowed to view cars for the purpose of making a purchase. No dealer license will be secured for this location. The planned hours of operation are Monday through Friday, 8:00 am to 6:00 pm and Saturday from 8:00 am to noon. Dumpster service hours will be limited to business hours. July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 11 Signage will comply the typical standards of the zoning ordinance with regard to industrially zoned property. The sign is proposed with a maximum height of 30-feet and a maximum sign area of 72 square feet. Building signage will not exceed ten (10) percent of the front façade area. The front façade of the building will be constructed of glass curtain-wall bordered with an aluminum composite panel fascia and accent walls. The north and south elevations will consist primarily of split-faced CMU with an accent color band as well as an EIFS fascia at the top of the wall. The west wall will be constructed entirely of EIFS veneer with an accent stripe and fascia reveals. This will better facilitate the construction of the planned expansion. The perimeter opaque fencing will be constructed as required consisting of chain link fencing with solid, opaque fabric permanently attached to the exterior side of the fence. The applicant has not indicated the proposed fence height. Staff recommends a minimum fence height of eight (8) feet be installed. No wooded fencing will be used. The east and west drives on the site will be used for delivery trucks. No off-site unloading will occur. The site plan indicates large areas of trees to be preserved. There is a large area on the north and northeastern portion of the property in which the hardwoods will be retained. The undergrowth in this area will be removed. Staff is supportive of the request. The site plan as presented indicates a desire to preserve large areas of the mature hardwoods on the site. The site plan notes the vehicle storage area will be screened as required by ordinance. Staff feels the requested rezoning to PD-I to allow an automobile paint and body rebuilding shop as proposed is appropriate for this 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. Staff recommends a minimum fence height of eight (8) feet be installed around the vehicle storage area. PLANNING COMMISSION ACTION: (JULY 16, 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 July 16, 2015 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-8009-A 12 the agenda staff report. Staff presented a recommendation the applicant provided a minimum fence height of eight (8) feet be installed around the vehicle storage area. Staff presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the drives on South Shackleford Road and Clearwater Drive to be nearer the intersection than typically allowed per ordinance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 14 FILE NO.: Z-8646-A NAME: Van Short-form PD-R LOCATION: Located North of 13 th Street between Park and Dennison Streets DEVELOPER: Vann & Associates P.O. Box 164681 Little Rock, AR 72206 ENGINEER: Crafton, Tull and Associates 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 AREA: 0.344 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF CURRENT ZONING: PD-R ALLOWED USES: Four (4) detached single-family homes PROPOSED ZONING: Reinstate the previously approved PD-R PROPOSED USE: Four (4) detached single-family homes VARIANCE/WAIVERS: None requested. BACKGROUND: Ordinance No. 20,480 adopted by the Little Rock Board of Directors on September 20, 2011, rezoned the property from R-4, Two-family to PD-R to allow the creation of four (4) detached single-family homes located on individual lots. The front yard setback for the units on 13 th Street was indicated at 5-feet. The lots share a common drive from West 13 th Street. A side yard setback of 5-feet was proposed on the common lot lines of the homes facing South Park and Dennison Streets. The rear yard setback for each of the homes was indicated at 5-feet. The homes fronting South Park and South Dennison Streets were indicated at 15-feet. The southern side yard setback was indicated at 5-feet. The northern side yard setback is indicated at approximately 13-feet. The drives for these homes were to be located along the northern perimeter away from the street intersection. July 16, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8646-A 2 The Zoning Ordinance allows three (3) years from the date of approval of a Planned Zoning Development for submission of the final development plan (in this case file for a building permit). If the final development plan is not presented within the three (3) year time period the zoning expires. Failure to file a timely extension shall be cause for revocation of the PUD. Prior to expiration of the PUD zoning the applicant can request of the Commission a one (1) time extension for up to two (2) years. The request must be made a minimum of 90-days prior to the expiration. The applicant did not file for a final development plan nor did the applicant seek a time extension. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to reinstate the previously approved PD-R. There are no modifications of the site plan from the previous approval. The applicant is requesting to allow the replatting of two (2) residential lots into four (4) lots to be developed with individual single-family homes. The applicant has provided the proposed building setbacks, elevations and construction materials. The specifics of the development with regard to compliance with the development criteria of the Central High Design Overlay District are addressed in the Analysis section of this report. B. EXISTING CONDITIONS: The property is a narrow strip, which is currently vacant, fronting on West 13 th Street. East of the site fronting Park Street are single-family homes, the Central High Visitor Center and three residential buildings owned by the Little Rock Housing Authority. Across West 13 th Street to the south are single-family homes, a parking lot serving Central High School and further south is the Central High School Campus. West of the site on Dennison Street is a multi-family building and a bar located just south of West 12 th Street. 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 Central High Neighborhood Association 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 13 th Street and Park Street. July 16, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8646-A 3 2. A 20 foot radial dedication of right-of-way is required at the intersection of 13 th Street and Dennison Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Existing curb cuts and driveways not proposed to be used should be removed and curb and gutter replaced. 4. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 5. Remove old curb cuts and driveways not to be used by the proposed development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has a single phase power line on the south side of 13 th Street and a three phase power line on the east side of South Park Street – neither of which will impact the proposal. However, there is a single phase line which crosses 13 th Street going north and crosses the property between Lots 1A and 2A of the proposed development. This single phase line is depicted on the print to be within a few feet of the structure on Lot 2A and may not meet NESC and OSHA clearance requirements. Please contact Entergy in advance as facilities relocation work may be required before the structure can be built safely. Also, service requirements for the four structures can be discussed and planned for at that time. 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 July 16, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8646-A 4 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. 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is not located on a dedicated CATA Bus Route. 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 is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied to re-establish the zoning of PDR (Planned District Residential) to allow for the development of four detached single-family houses on the site. This site is within the Central High Design Overlay District. July 16, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8646-A 5 Master Street Plan: 12 th , Park and Dennison Streets are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as “Commercial Streets”. A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) Mr. Charles Van was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. Van provide the proposed construction materials, the proposed building elevations and any modifications to the approved site plan. Public Works comments were addressed. Staff stated a 20-foot radial dedication of right of way was required at the intersection of the two (2) streets. Staff also stated any broken curb, gutter or sidewalk damaged in the public right of way was to be repaired or replaced. 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 issues raised at the June 24, 2015, Subdivision Committee meeting. The applicant has stated there are no modifications proposed from the previously approved site plan. He stated the building elevations are also as presented with the original approval. The site is located within the Central High Design Overlay District. The DOD for single-family development states in order to be compatible with the historic nature of the neighborhood, new construction and additions to existing structures shall comply with specific criteria. Plans for new construction, additions and modifications which are subject to the DOD shall be submitted to the Department of Planning and Development. The Planning Department will review the plans for consistency with the detailed requirements of the DOD ordinance and July 16, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8646-A 6 consistency with the historic nature of the district. In the case of an undeveloped block face, the requirements shall relate to the adjacent block faces. The DOD states a roof pitch of less than 8:12 is prohibited. Decorative roof features such as metal cresting, tile ridge caps, or other ornamentation are to be reinstalled when roofing or doing roof repairs. If tile roofs exist they are to be preserved. The materials of the exterior shell must be wood, brick, other masonry, or a material that resembles wood (i.e., vinyl siding, etc.). The orientation of the buildings is to be consistent with that of other structures on the developed block face. The primary entrance is to be consistent with that of other structures on the developed block face. The front yard setback for all R-2, Single-family and R-3, Single-family and R-4, Two-family district zoned property is to be fifteen (15) feet. All other setbacks are to comply with the property's zoning district. Residential structures must have a front porch that is a passageway from the street to the front door of the unit(s) on new residential construction and additions/modifications to the front facade of existing residential structures. Mechanical service equipment (including, but not limited to, air conditioner condensing units, transformers, solar collectors, satellite dishes, etc.) must be located in the rear yards or on a rear-facing roof. No off-street parking pads are allowed between the front of the principal structure and a public street. Surface parking is to be located behind or adjacent to a structure. Driveways are permitted to be installed in the front yard setback, but not between the principal structure and a public street. Parking pads are defined as permanent surfaces of concrete, asphalt, modular pavers, masonry, gravel or other permanent surfaces to be used for the purpose of parking or storage of vehicles. Detached garage and carport locations are to be located to the rear of the principal structure and must not be located in the front setback. Attached garages must have garage door openings that face side streets, interior lot lines, or alleys. Accessory building coverage within the twenty-five (25) foot rear yard setback must be no more than forty (40) percent of the area. Accessory building setbacks are to comply with Sections 36-254 and 36-256 of the Little Rock Code of Ordinances. The applicant has indicated construction materials will comply with those identified in the DOD. The roofs will also exceed an 8:12 pitch. The orientation of the buildings does comply with the homes located on the developed block face along Park and Dennison Streets and on West 13 th Street the primary entrances are consistent with that of other structures on the developed block face. The homes are proposed with a front porch on each of the units. All mechanical service equipment will be located as outlined in the DOD. July 16, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8646-A 7 It appears one tree greater than 14-inches, an 18-inch willow oak, will be removed during construction. The tree proposed for removal is located within the northeastern portion of the site on proposed Lot 2. The removal of the tree is necessary to provide parking on this lot. A note on the site plan indicates all other trees will be retained and preserved during construction. Street trees will be planted per the DOD requirements. The site plan indicates four (4) lots with one (1) house facing Park Street and another facing Dennison Street with two (2) houses which will appear to be “carriage houses” or ancillary structures facing and taking access from 13 th Street. The two (2) “carriage houses” will be single-family residences on individual lots of record. This is being done to preserve the character of the neighborhood. The style of having a “main house” and “carriage house” is not uncommon in the neighborhood. The “main house and carriage house” package will be offered as one package to prospective buyers for ownership and rental property. If this is not marketable, then the “main house” and “carriage house” will be marketed separately. The front setback for the homes fronting South Dennison and Park Streets is indicated at 15-feet. The front setback for the homes located on West 13 th Street are indicated at 5-feet. The rear yards for the homes fronting South Dennison Street and Park Street are indicated at 15-feet. The rear yard for the homes fronting West 13 th Street are indicated at 5-feet. All side yard setbacks are indicated at 5-feet. The DOD states the front yard setback shall be 15-feet. All other setbacks shall be as prescribed by the property’s zoning district. The fronts of the homes located on West 13 th Street and all rear yard setbacks do not comply with the typical standards of the DOD or the zoning district. The applicant has indicated the development will comply with all other aspects of the Central High DOD with regard to building design, construction materials, tree plantings and the placement of mechanical equipment. Staff is supportive of the request. The applicant is proposing to reinstate a previously approved site plan for the development of four (4) homes on four (4) individual lots. Staff does not feel the proposal to allow redevelopment of this site with four (4) units of residential housing as previously approved 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. July 16, 2015 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8646-A 8 PLANNING COMMISSION ACTION: (JULY 16, 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. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 15 FILE NO.: Z-9047 NAME: Windamere Corner Shopping Center Short-form PCD LOCATION: Located at 5412 Baseline Road DEVELOPER: LaPotosina Attn. Jordan Naruaez 2701 Montreal Drive Little Rock, AR 72209 SURVEYOR: South Point Surveying 1082 Grant 708 Sheridan, AR 72150 AREA: 0.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family, nonconforming retail center PROPOSED ZONING: PCD PROPOSED USE: Food store with less than 5,000 square feet to allow the sale of beer and/or wine and C-3, General Commercial District uses VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The property located at 5412 Baseline Road contains a commercial strip center. The property is currently zoned R-2, Single-family with a non-conforming status to allow the commercial uses to operate. The building was constructed in 1968 when the property was located outside the City limits of Little Rock. The building contains 5,700 square feet of floor area. There are multiple users located in the building including a restaurant and a small food store. Other uses include a barber shop and a jewelry store. July 16, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9047 2 The applicant is requesting to rezone the site to PCD, Planned Commercial Development to allow the food store with less than 5,000 square feet the ability to sell beer. The applicant is also requesting C-3, General Commercial District uses as allowable uses for the property. Per Chapter 36-152 any rezoning of property occupied by a nonconforming use must be accomplished through the planned development process. B. EXISTING CONDITIONS: This area of Baseline Road contains a mixture of uses including, retail, office, mini-warehouse, used car sales, single-family and multi-family. There is retail center both east and west of this site. Each of the centers contain multiple user. The property to the north contains a mini-warehouse development and further north are single-family homes. There is an apartment development located to the northeast of this 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 Upper Baseline and the Windamere Neighborhood Associations and Southwest Little Rock United for Progress 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 Baseline Road and Shelley Street. 2. Due to the proposed use of the property, the Master Street Plan specifies that Shelley Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline except for that part of the building that extend over the property line. 3. With future development or expansion, 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 Shelley Street. 4. The damaged driveway apron should be removed and replaced on Shelley Street. July 16, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9047 3 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No objection to this action. Any future redevelopment will require the sewer easement to be maintained. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. The building is already supplied with electric service. The customer should contact Entergy in advance if changes in the electrical service requirements to the building are required. 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 located on CATA Bus Route #16 – the 65 th Street Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Geyer Springs East 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 R-2 (Single Family District) to PCD (Planned Commercial District) to allow the existing retail center on the site with the addition of alcohol sales. Master Street Plan: Baseline Road is shown as a Principal Arterial and Shelly Road is a Local Street on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits July 16, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9047 4 should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal 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: A Class II Bike Lane is shown along Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2015) The applicant was present. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide the proposed uses of the property and any alternate uses. Public Works comments were addressed. Staff stated a 20 foot radial dedication of right of way is required at the intersection of Baseline Road and Shelley Street. Staff stated with future redevelopment of the site or expansion sidewalks with appropriate handicap ramps were required in accordance with the boundary street ordinance. Staff noted any future redevelopment of the site would require improvements to the site landscaping. 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 in need of addressing via a revised site plan. The applicant is proposing to rezone the property at 5412 Baseline Road to recognize an existing commercial strip center which was constructed prior to the area being within the City limits of Little Rock. The building contains 5,700 square feet of floor area. There are twenty-five (25) parking spaces located on the site. There are multiple users located in the building including a restaurant and a small food store, a barber shop and a jewelry store. The days and hours of operation are from 6 am to midnight seven (7) days per week. July 16, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9047 5 The applicant is requesting to rezone the site to PCD, Planned Commercial Development to allow the food store with less than 5,000 square feet the ability to sell beer. The applicant is also requesting C-3, General Commercial District uses as allowable uses for the property. Per Chapter 36-152 any rezoning of property occupied by a nonconforming use must be accomplished through the planned development process. The applicant is not proposing any change to the existing signage. Currently the development utilizes building signage only. The applicant is requesting to continue to utilize building signage as allowed in commercial zones or a maximum of ten (10) percent of the façade area of the tenant lease space. The applicant is requesting should a ground sign be desired in the future ground signage be limited to signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. The plan includes a 5,700 square foot retail center with 25-parking spaces. Parking based on shopping center development criteria would be one (1) parking space per 225-gross square feet of floor area. The zoning ordinance would typically require 25-parking spaces to serve a commercial development of this type. One principal purpose of the review for this type of use is to provide a forum for citizen input beyond the hearings held at State level by the ABC. Notices are sent to area neighborhood associations and property owners as required by the Commission by-laws. A sign is posted on the building, also as required by the by-laws. Notice of the hearing is posted in the newspaper. As of this writing, staff has received a few informational phone calls. Staff provides the Commission with a list of businesses in the area with some level of alcohol sales. A neighborhood, for the purpose of defining zoning impact is defined elsewhere in the Code of Ordinances as those properties within 1,500 feet of the site under consideration. Based on information from State Alcohol Beverage Control and from a survey conducted by staff, it appears the following businesses located within a 1,500 foot radius around the site have alcohol sales of some type: Address Business Type of Permit 4918 Baseline Road LaFrontea Mexi Grill Restaurant – mixed drink 4920 Baseline Road Fast Mart Retail beer – off premise 5021 Baseline Road Dollar General Retail beer – off premise 5308 Baseline Road Buy Ritz Retail beer – off premise July 16, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9047 6 5412 Baseline Road Jaliscoz Retail beer – on premise 5506 Baseline Road Pit Stop Bar-B-Que Restaurant – mixed drink 5820 Baseline Road Liquor Exchange Retail liquor 5917 Baseline Road Wal-green’s Retail beer & wine – off premise 5924 Baseline Road Country Mart #2 Retail beer – off premise 8801 Geyer Springs Road Food Wise Retail beer – off premise 8824 Geyer Springs Road Kroger Retail beer & wine – off premise Staff is supportive of the applicant’s request. The requested zoning will allow an existing commercial center which has been in existence for the last 45+ years to be recognized with the appropriate zoning and allow the sale of beer for an existing small grocery store. No change or upgrades are proposed to the shopping center. The center has been constructed to the property lines with paving also to the property lines. There is not adequate area on the site to allow for removal of paving and still allow the parking area and drive aisles to be maneuverable. Should any redevelopment of the site occur the building must be placed outside the right of way and proper landscaping be installed. To staff’s knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were 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. The applicant addressed the Commission stating he would yield his time to the opposition. Mr. Troy Laha addressed the Commission in opposition of the request. He stated he was President of Southwest Little Rock United for Progress (SWLR UP) and they had voted to not support the request. He stated SWLR UP was opposed to allowing the July 16, 2015 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-9047 7 sale of beer from this site. He questioned if the store had an ABC permit and if the restaurant located in the shopping center had an ABC permit. Ms. Nan Howard addressed the Commission in opposition of the request. She stated there were several locations selling beer in this area and the neighborhood did not want any additional locations for the sale of alcohol. Ms. Pat Gee addressed the Commission as President of the Upper Baseline Neighborhood Association. She stated the neighborhood association had voted to oppose the request. She stated in two (2) blocks there are four (4) locations that sold beer. She stated when she questioned the neighborhood association as to what this business could do to be competitive she stated they responded find some other way but not by selling beer. The Commission questioned the applicant if there was an ABC permit. He stated the zoning was a requirement to receive the ABC permit. Staff stated the restaurant had a State permit for selling on premise beer. The Commission questioned the primary sales of the business. The applicant stated meats were their primary sales. He stated they had a number of grilling meats and marinades. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 1 noes and 1 absent. July 16, 2015 ITEM NO.: 16 FILE NO.: Z-9048 NAME: 719 North Spruce Street Short-form PD-C LOCATION: Located at 719 North Spruce Street DEVELOPER: Robert Roberts 3906 Hwy 5N Bryant, AR 72022 SURVEYOR: Kittler-Roberts Group 3906 Hwy 5N Bryant, AR 72022 AREA: 0.14 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: Single-family residential and commercial parking VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to rezone the site from R-2, Single-family to PD-C to allow the rear yard of this existing single-family home to serve as parking for commercial businesses located along Kavanaugh Boulevard. The applicant has removed an accessory structure and graveled the rear yard. The applicant states this parking area serves six (6) to eight (8) vehicles. He states the home has a parking pad in the front yard area and does not need the rear yard area for parking. July 16, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9048 2 B. EXISTING CONDITIONS: The property is one lot removed from Kavanaugh Boulevard. The site contains a single-family home. The rear yard has been graveled to serve as parking for the commercial businesses located to the north. This area of Kavanaugh has a number of commercial and office uses with the primary activity being located on Kavanaugh. Two (2) blocks to the east is the Kroger Grocery which is one block deep with non-residential uses located across the street on the east side of Kroger. The predominate use of all the property south of Kavanaugh and west of Palm Street, with the exception of the Kavanaugh frontage 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 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 Spruce Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. The proposed parking area should be graded and paved with asphalt to not damage adjacent properties from stormwater runoff. 3. The proposed parking area should be striped for vehicle parking. 4. With access desired from the alley and the increase in vehicle use, the alley should be repaved with asphalt from Kavanaugh to F Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement if new service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal to use an existing parking lot zoned residential as a commercial parking lot. There is a three phase overhead power line running north and south in the alley on the east side of the parking lot. CenterPoint Energy: No comment received. July 16, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9048 3 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer’s expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water regarding the size and location of water meter. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water’s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. 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. July 16, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9048 4 9. 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. 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. 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. July 16, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9048 5 D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required . Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width . Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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. July 16, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9048 6 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Captain 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 site is located just south of CATA Bus Route #1 – the Pulaski Height Route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org . July 16, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9048 7 Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDC (Planned District Commercial) to allow for the use of this site for the existing single-family home and a parking lot for a nearby commercial uses. This site is within the Hillcrest Design Overlay District. Master Street Plan: Spruce Street is shown as 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 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 how the parking functioned. Staff also questioned if the parking area would remain graveled or if the area would be paved. Public Works comments were addressed. Staff stated if the applicant was proposing to use the alley for access a minimum pavement width of 20-feet should be installed from Kavanaugh to F Street. Staff stated if the area was to be paved the parking area should be graded and paved with asphalt to not damage adjacent properties from stormwater runoff. 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 items raised at the June 24, 2015, Subdivision Committee meeting in need of addressing via a revised site plan. The applicant is requesting to utilize a graveled parking area behind the house at 719 North Spruce Street to serve the commercial businesses located to the north along July 16, 2015 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-9048 8 Kavanaugh Boulevard. The applicant is not proposing any improvements to the alley and requests to utilize the alley in its current condition and with the existing pavement width. The applicant has indicated six (6) to eight (8) vehicles can park in the lot. He states the driveway located on North Spruce Street serves the single-family home. Staff is not supportive of the request. Staff feels the placement of parking on this single-family lot is an intrusion into this residential neighborhood. Although there are a few parking spaces located across the alley to the east, the property is zoned C-3, General Commercial District and the parking serves a business located on North Palm Street. The commercial uses and zoning do not encroach into the neighborhood past North Palm Street and are limited to the Kavanaugh Boulevard frontage. Staff does not feel it is appropriate to allow the commercial parking within this residential neighborhood. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was not present. There was one registered objector present. Staff presented a recommendation of deferral of the item to the August 27, 2015, public hearing to allow the applicant to be present to present their case. 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 and 1 absent. July 16, 2015 ITEM NO.: 17 FILE NO.: Z-8117-B NAME: 15924 Cantrell Road PD-O Time Extension LOCATION: Located at 15924 Cantrell Road DEVELOPER: David Trent 15800 Cantrell Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.35 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD-O ALLOWED USES: General and Professional Office PROPOSED ZONING: PD-O – Two year time extension PROPOSED USE: General and Professional Office VARIANCE/WAIVERS: None requested. BACKGROUND: A request to rezone the site from R-2, Single-family to Planned Development Office (PD-O) was withdrawn by the Little Rock Planning Commission at their January 18, 2007, public hearing. The request included the rezoning of the property to allow an appraisal company to locate on the site. The company had three (3) employees and did not anticipate any growth in the company in the near future. The survey showed the property to be located within the floodway. Since the structure was in the floodway, according to City ordinance, the structure could only be improved up to 50% of the market value of the structure. A certified appraisal of the structure and estimate of the cost of the improvements prepared by a licensed contractor, July 16, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8117-B 2 professional engineer, or architect were required to determine value. The applicant did not provided staff with the requested appraisal report. Staff had previously supported two applications in this area to allow the conversion of single-family structures into office uses but these structures were not located within the floodway. Due to the fact this site was located within the floodway, staff could not support the request for rezoning. Staff did not feel the City should rezone the site and add value to the structure by providing the site with a zoning classification of a value which was higher than single-family and in turn potentially have to purchase the property in the future. The applicant did not follow through with the request and the item was later withdrawn. Ordinance No. 20,607 adopted by the Little Rock Board of Directors on July 17, 2012, allowed the property to be rezoned for a quiet office use utilizing the existing structure. A portion of the structure was located in the floodway. The portion of the structure located in the floodway was to be removed (430 square feet) and a 730 square foot addition to the west side of the structure which was located outside the floodway was proposed. The front yard area was to be reworked to allow two (2) parking spaces and a drive was proposed to be extended to the rear of the structure to place four (4) parking spaces for employees. Two (2) visitor spaces were to be added on the east side of the drive as it extended to the rear yard. Hours of operation were from 8 am to 6 pm Monday through Saturday. Upon completion of the demolition and addition to the structure a total office area of 1,530 square feet was proposed. This space has not been occupied by an office user and no new construction has taken place on the existing structure. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting approval by the Planning Commission of a time extension for implementation of the previously approved PD-O. Per Section 36-454(e) the applicant shall have three (3) years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the Planning Commission which may grant one (1) extension of not more than two (2) years. Time extensions shall be applied for by formal written request not less than ninety days (90) days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. The applicant has indicated they have been actively working on the project in an effort to refine and further improve the design. The developers have indicated permitting cannot be achieved within the three (3) years as required by the minimum ordinance standards. As a result the applicant requests the Commission allow a two (2) year time extension of the previously approved Planned Zoning Development. July 16, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8117-B 3 B. EXISTING CONDITIONS: The site contains a single-family structure with a single drive from Cantrell Road. The property to the west is zoned PD-O and is used as an insurance agency. North of the site is a creek with a single-family subdivision located further to the north accessed from Tulley Cove, the eastern boundary of the property. Across Cantrell Road is Bella Rosa Commerce Center an office development wrapping mini-warehouse units. Southeast of the site is a POD zoned area containing number of office uses including a bank and mortgage company. A large portion of the site including the structure is located within the regulated floodway. C. STAFF RECOMMENDATION: Staff recommends approval of the requested two (2) year time extension. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the requested two (2) year time extension. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. July 16, 2015 ITEM NO.: 18 FILE NO.: Z-8101-C NAME: Bishop Street Short-form PCD Time Extension LOCATION: Located on the Northwest corner of Daisy L. Gatson Bates Drive and Martin Luther King Jr. Drive DEVELOPER: Ron Woods, AIA 2200 South Main Street Little Rock, AR 72206 ENGINEER: Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.97 Acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-1, Neighborhood Commercial District and O-3, General Office District PROPOSED ZONING: PCD – Two year time extension PROPOSED USE: C-1, Neighborhood Commercial District and O-3, General Office District VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,740 adopted by the Little Rock Board of Directors on April 17, 2007, rezoned the site from O-3, General Office District and C-3, General Commercial District to PCD to allow the redevelopment of the site with a single building containing office and retail uses. The structure contained approximately 20,000 square feet of floor area. The use of the building was a mix of retail and office space. The retail portion included July 16, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8101-C 2 approximately 10,076 square feet and the office space was approximately 10,000 square feet. There were fifty-two (52) onsite parking spaces and the developer was in negotiations with Arkansas Children’s Hospital to lease an additional thirty (30) parking spaces adjacent to the property to the west. The request included the abandonment of an alley located within the development. The alley was located adjacent to Lots 4 – 6 and Lot 7R Centennial Addition to the City of Little Rock. The alley was abandoned by the Little Rock Board of Directors also on April 17, 2007, by the adoption of Ordinance No. 19,741. Ordinance No. 20,630 adopted by the Little Rock Board of Directors on September 4, 2012, reinstated the previously approved PCD to allow the development of the site with a single building containing 22,000 square feet on two (2) levels. The first floor was proposed as retail with five (5) tenants, the anchor tenant being a grocery store with 4,500 square feet; three (3) restaurants with a total lease space of 4,586 square feet (1,684 square feet, 1,650 square feet and 1,252 square feet) and 1,914 square feet of general retail lease space. Three (3) areas of outdoor dining were included on the site plan. The second level was proposed as office space with the applicant’s architectural firm as the main tenant. The site plan included 69 on-site parking spaces. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is now requesting approval by the Planning Commission of a time extension for implementation of the previously approved PCD. Per Section 36-454(e) the applicant shall have three (3) years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the Planning Commission which may grant one (1) extension of not more than two (2) years. Time extensions shall be applied for by formal written request not less than ninety days (90) days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. The applicant has indicated they have been actively working on the project in an effort to refine and further improve the design. The developers have indicated permitting could not be achieved within the three (3) years as required by the minimum ordinance standards. As a result the applicant requests the Commission allow a two (2) year time extension of the previously approved Planned Zoning Development. July 16, 2015 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-8101-C 3 B. EXISTING CONDITIONS: The property is located at the northeast corner of Martin Luther King, Jr. Drive, Bishop Street and Daisy L. Gatson Bates Drive and is vacant. There is a mixture of uses in this general area. Arkansas Children’s Hospital property is located immediately north and west. The intersection of Martin Luther King, Jr. Drive and Daisy L. Gatson Bates Drive has commercial uses on three of the four corners; these commercial businesses including a barbershop, a strip center and a restaurant. Single-family residential structures and vacant lots are located to the south and southwest. There is an apartment building fronting on Dr. Martin Luther King Jr. Drive to the north of this site. C. STAFF RECOMMENDATION: Staff recommends approval of the requested two (2) year time extension. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the requested two (2) year time extension. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. DATE JU D /I MEMBER BELT, JENNIFER MARTINEZ BERRY, CRAIG BROCK, TOM `i BUBBUS, ALAN 1 BYNUM, BUELAH COX, KEITH DILLON, JANET FINNEY, REBECCA HAMILTON, SCOTT LATTU R E, PAUL MAY, BILL B. MEMBER BELT, JENNIFER MARTINEZ BERRY, CRAIG BROCK, TOM BUBBUS, ALAN BYNUM, BUELAH COX, KEITH DILLON, JANET FINNEY, REBECCA HAMILTON, SCOTT LATTURE, PAUL MAY, BILL B. PLANNING COMMISSION VOTE RECORD :Wvj f ni) GIN 3 5T/j-7 iR if IF m0© 17 `i 1 ©e® c s U mom mmm 1% r W � u/ Or,- Meeting Adjourned (0,15"A P.M. `� AYE NAYE �ABSENT ABSTAIN RECUSE 17 `i 1 c s U 1% r W � u/ Or,- Meeting Adjourned (0,15"A P.M. `� AYE NAYE �ABSENT ABSTAIN RECUSE July 16, 2015 There being no further business before the Commission, the meeting was adjourned at 6:59 o.m. Date Chairman ec tary